I am six weeks into the sale of my home in Bewdley and the estate agent has just telephoned to say that the purchasers are appointing a new law firm. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their approved list. On what basis would a leading lender only engage with certain solicitors rather the firm that they want to select for their conveyancing in Bewdley ?
Mortgage companies have always had an approved set of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise 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 sway in the decision.
We are planning to acquire a flat and need a conveyancing solicitor in Bewdley who is on the Nationwide solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Bewdley.
My wife and I are planning on selling our home in Bewdley and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing practice rather than a conveyancing solicitor in Bewdley. We have lived in Bewdley for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
3 months have gone by since my purchase conveyancing in Bewdley concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Bewdley differ for newly converted properties?
Most buyers of new build residence in Bewdley approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is constructed. This is because developers in Bewdley usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bewdley or who has acted in the same development.
What makes your site different to alternative web based conveyancing brokers when it comes to conveyancing in Bewdley?
At this site receive a conveyancing quote via a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Bewdley. As opposed to estate agents and brokerage sites we do not operate commission arrangements with solicitors. A large number of agents and online brokers 'recommend' the firm who pay the highest commission, rather than the best value conveyancing in Bewdley