I am progressing with the sale of my apartment in Birch and Middleton and the estate agent has just e-mailed to say that the buyers are changing their law firm. The reason given is that the mortgage company will only engage with solicitors on their approved list. Why would a major lender only deal with certain lawyers rather the firm that they want to select to handle their conveyancing in Birch and Middleton ?
Banks have always had panels of law firms they are willing to work with, but in the last few years big names such as HSBC, 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 as the reason for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. 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. Your purchasers are not going to have any impact on this.
Can the conveyancing practitioners identified via your ’find a lawyer’ tool conduct right to buy conveyancing in Birch and Middleton?
We do have plenty of conveyancing firms carrying out right to buy transactions Please e-mail us in order to secure a costs illustration.
What does my ID and proof of funds have anything to do with my conveyancing in Birch and Middleton? Why is this being asked of me?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to verify the identity of the potential client they are dealing with before they can accept their conveyancing instruction. The Client Care letter that you are required to sign will no doubt stipulate this. Your lender will also require certain documents to be checked. If you refuse to hand over ID verification documents, your solicitor can not take you on as a client.
There are plenty of conveyancing solicitors in Birch and Middleton but how do I know who's good?
Do not opt for the lowest Birch and Middleton conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am helping my step-mother sell her flat in Birch and Middleton. Does the conveyancer order an EPC or should I organise this?
Following the abolition of HIPs, energy performance certificates was retained a compulsory component of selling a property. An energy assessment must be to hand in advance of the property being advertised. This is not as aspect of the sale process that solicitors ordinarily arrange. If you are instructing a Birch and Middleton conveyancing lawyer they might help arrange EPC’s given their contacts with long established Birch and Middleton providers
This question may be naive but I am unexperienced as FTB of a ground floor flat in Birch and Middleton. Do I collect the keys to the premises on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Birch and Middleton?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I have recentlybecome aware that Stirling Law have been shut down. They carried out my conveyancing in Birch and Middleton for a purchase of a leasehold flat 12 months ago. How can I establish that the property is in my name in the name of the former proprietor?
The quickest method to check if the premises is in your name, you can carry out 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 Birch and Middleton conveyancing specialists.
I need to instruct a conveyancing solicitor for residential conveyancing in Birch and Middleton. I have stumble upon a site which appears to be the ideal solution If there is a chance to get all this stuff completed via web that would be preferable. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?