I am one month into the sale of my flat in Bedford and the estate agent has just telephoned to advise that the purchasers are swapping solicitor. The reason given is that the mortgage company will only work with solicitors on their conveyancing panel. Why would a big named mortgage company only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Bedford ?
Banks have always had panels of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Banks point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
Various internet forums that I have visited warn that are the number one cause of stalling in Bedford conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of slowing down conveyancing in Bedford.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Bedford?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Bedford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I am downsizing from my house. My former conveyancers have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Bedford if that affects matters.
Please use our search tool to help you choose a solicitor for your conveyancing in Bedford. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.
I need to instruct a conveyancing lawyer in Bedford for my home move. Is it possible to review a solicitor's record with the profession’s regulator?
One can find presented Solicitor Regulator Association (SRA) determinations arising from inquisitions commenced on or after Jan 2008. Go to Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The SRA could monitor call for training purposes.
To what extent are Bedford conveyancing solicitors duty bound by the Law Society to issue transparent conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be interpreted as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Bedford or across England and Wales.