I can't travel far from Beaminster. Is there a reason why all Beaminster conveyancing practitioners are not on all lender panels?
Mortgage Companies normally impose restrictions on either the type or volume of conveyancing firms on their panel. Typical examples of such criteria being that the practice needs to have two or more partners. As well as restricting the structure of firm, some banks for instance HSBC decided to reduce the size of their panel they use to act for them. You should note that mortgage companies have no responsibility for the quality of service given by any Beaminster lawyer on their panel. Increases in mortgage fraud was the key driver in the rationalisation of conveyancing panels from 2008 notwithstanding that there are opposing views concerning the extent of solicitor involvement in some of that fraud. Data from HMLR reveal that thousands of conveyancing practices only transact one or two conveyances a year. Those supporting conveyancing panel consolidation ask why law firms should have claim to remain on a lender panel when clearly conveyancing is not their speciality?
I have been recommended a conveyancing solicitor in Beaminster. I I would like to check whether they are on the Godiva Mortgages Ltd conveyancing panel. Can you advise?
The first thing you should do is phone the solicitor and enquire if they are on the lender panel. Otherwise you can get in touch with Godiva Mortgages Ltd who may be able to assist.
I am aiming to move property in October. Should my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you put forward a removal company in Beaminster. Conveyancing solicitor was organised before I stumbled across this site.
On the afternoon of completion you can pick up the keys from the estate agent however this can only occur when the previous owners conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you should advise the removal men that they can start moving you in. We are not in a position to recommend a particular removal organisation but can help you locate a conveyancing in Beaminster or a lawyer with expertise in conveyancing in Beaminster.
We are getting a further advance on our mortgage from Yorkshire BS as we wish to carry out renovations to our property in Beaminster. Are we obliged to select a bricks and mortar Beaminster solicitor on the Yorkshire BS conveyancing panel to handle the paperwork?
Yorkshire BS would not normally appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
I am expecting a AIP from Santander this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Santander recommend any Beaminster solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Beaminster solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I have recentlybecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Beaminster for a purchase of a leasehold flat 9 months ago. How can I check that my home is registered correctly in the name of the former proprietor?
The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Beaminster conveyancing specialists.
I have been pointed in your direction by numerous property agents in Beaminster to select a property lawyer using your seach tool. Is there a financial advantage for Estate Agents to recommend your services over another?
We don’t make any referral fee for pointing buyers and sellers to this site. We found it would be just too difficult to pay a commission as a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Me and my fiance have just had an offer agreed on a apartment and had an appointment on Monday with HSBC for the mortgage. They warned me that when it comes to appointing a lawyer that if they are not on their approved list of conveyancers then we will incur an additional fee of £200. This is because they would then have to appoint a solicitor to act for them as well as the one we choose to act on our behalf and we are liable for their invoice. I have asked HSBC to send me with a list so I can obtain quotes only from their approved solicitors but was told that I need to check with each individual lawyer to see if they are on the panel. Is their an easier way of going about this?
You can enquire of HSBC what their panel criteria is for a solicitor.Thereafter ask the conveyancer of your choice whether they meet the criteria and have they acted on mortgages for HSBC before. Where the answer to those is yes, then just clarify this with HSBC. Alternatively please use our search tool and we should be able to locate a conveyancing practitioner in Beaminster on the approved list for HSBC.