I am progressing with the sale of my apartment in Bournemouth and the estate agent has just text me to say that the buyers are swapping conveyancer. The reason given is that the lender will only work with property lawyers on their approved list. Why would a leading mortgage company only work with certain lawyers rather the firm that they want to select for their conveyancing in Bournemouth ?
Mortgage companies have always had panels of law firms they are content to work with, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks blame a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms 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 impact on this.
Do I have to pop into the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Bournemouth so that I can attend their offices if required.
As opposed to twenty years ago, most mortgage companies no longer oblige their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to supply ID documents and there are still manifest advantages to instructing a local solicitor, in your case a conveyancing solicitor in Bournemouth.
I have been told that property searches are the primary reason for obstruction in Bournemouth house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of slowing down conveyancing in Bournemouth.
I have a semi-detached Victorian house in Bournemouth. Conveyancing lawyer represented me and Clydesdale. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bournemouth and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing solicitor who conducted the work.
I am a sole trader hoping to take over a lease of an office on the high street. Can you recommend solicitors offering competitive fees for commercial conveyancing in Bournemouth for below 2k?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Bournemouth, including the disposal and purchase of businesses as well as simply property. Whether you are looking to acquire or sell a shop, pub, restaurant, office, retail premises or a whole business we can find you the right firm. As for the costs these will vary based on the structure and heads of terms of the deal. Please provide us with your contact information or call us so that we can furnish you with a fixed commercial conveyancing calculation.
I am looking for a conveyancing lawyer in Bournemouth for my home move. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
You may read presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training reasons.