My husband and I are purchasing a 2 bedroom apartment in Biggleswade with a mortgage. We like our Biggleswade conveyancer, however the lender advise he's not on their "panel". We have to appoint one of the lender panel firms or retain our Biggleswade conveyancer as well as pay for one of their panel firms to represent them. This feels very unfair; are we not able to demand that the mortgage company use our Biggleswade conveyancer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Biggleswade conveyancing solicitor to apply to be on the conveyancing panel.
I have been told that property searches are the main reason for obstruction in Biggleswade conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Biggleswade.
How does conveyancing in Biggleswade differ for newly converted properties?
Most buyers of new build residence in Biggleswade come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Biggleswade tend to acquire the real estate, 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 conveyancing solicitors 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 Biggleswade or who has acted in the same development.
Given that I am about to part with £400,000 on 3 bedroom house in Biggleswade I would like to have a conversation with the solicitor concerning theconveyancing in advance of appointing the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the conveyancer who will be conducting your property ownership legalities in Biggleswade.There is no ‘factory style conveyancing’ - each client is an important person, not a matter reference. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Biggleswade should be the amount on the final invoice that you end up paying.
I need to instruct a conveyancing practitioner in Biggleswade for my home move. Is it possible to see a firm’s complaints history with the profession’s regulator?
Members of the public may find presented Solicitor Regulator Association (SRA) decisions arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator may monitor telephone calls for training purposes.
Are Biggleswade conveyancing solicitors under an obligation to the Law Society to publish clear conveyancing figures?
Contained within the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a 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, nevertheless, represent the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Biggleswade or beyond.