I can't travel far from Batley. What is the rationale as to why all Batley lawyers aren't automatically on all lender panels?
Lenders normally impose restrictions on either the nature or volume of conveyancing solicitors on their panel. Typical examples of such criteria being that a practice must have two or more partners. In addition to restricting the nature of firm, some banks such as HSBC made a decision to restrict the number of firms they allow to act for them. It is worth noting that lenders have no responsibility for the accuracy of conveyancing supplied by any Batley conveyancer on their approved list. Property fraud was the primary trigger for the rationalisation of solicitor panels a few years ago notwithstanding that there are opposing views concerning the extent of solicitor involvement in some of that fraud. Data published by HMLR exposes that thousands of law organisations only carry out less than three conveyances a year. Those supporting conveyancing panel consolidation ask why law firms should have any entitlement to be listed on a lender panel when clearly property law is not their speciality?
We are purchasing a apartment in Batley. I might seem paranoid but how we can trust a solicitor? At some point we have to deposit funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am purchasing a property in Batley. A rare aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Bank of Ireland your lawyer must comply with the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease does not meet these specifications. The conditions relate to the installation of panels on properties countrywide and is not limited to Batley.
Intending to buy a apartment in Batley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Batley conveyancing practitioner is on the UBS conveyancing panel.
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who conducted the conveyancing in Batley 4 years ago have long since closed. What are my next steps?
You no longer need to hold title deeds to establish that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
Due to the advice of my in-laws I had a survey completed on a property in Batley ahead of instructing lawyers. I have been informed that there is a flying freehold element to the property. Our surveyor has said that some lenders tend refuse to give a loan on such a home.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. If you contact us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Batley. Conveyancing may be slightly more expensive based on your lender's requirements.
Should I be suspicious about third parties that I am dealing with are encouraging me to use a national conveyancing firm rather than a local Batley conveyancing firm?
As is the case with lots of professional services, often referrals from family and friends can be extremely useful or valuable. Yet there are lots of players in a conveyancing transaction; estate agents, financial adviser and lenders may suggest solicitors to instruct. Sometimes these solicitors might be known to one of the organisations as experts in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You have the discretion to appoint your own lawyer. However, bear in mind that the majority of mortgage providers operate an approved list of conveyancers you must use for the mortgage related work in your house move.
Am I better off to appoint a Batley conveyancing lawyer in close proximity to the house I am buying? We have a good friend who can carry out the conveyancing however her office is 400miles away.
The primary upside of using a high street Batley conveyancing firm is that you can pop in to execute paperwork, hand in your ID and pester them if necessary. Having local Batley know how is a plus. However it's more important to get someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were impressed that must outweigh using an unfamiliar Batley conveyancing lawyer solely due to them being local.