We are buying a 3 bedroom flat in Bowthorpe with a mortgage. We wish to retain our Bowthorpe solicitor, however the lender says she’s not on their "panel". It appears that we have no option but to select one of the bank panel solicitors or retain our Bowthorpe solicitor as well as pay for one of their panel firms to represent them. We consider that this is unjust; are we not able to require that the mortgage company use our Bowthorpe lawyer ?
No, not really. 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. A further alternative is for your Bowthorpe conveyancing lawyer to apply to be on the conveyancing panel.
Do lenders provide you with an approved list of Bowthorpe conveyancing solicitors? How do you know who is on the Principality conveyancing panel?
Bowthorpe conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
If you had a top tip for choosing a conveyancing solicitor in Bowthorpe what would it be?
It would be unwise to be swayed by the cheapest Bowthorpe conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. 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 know exactly what you’ll have to pay in ahead of the deal.
Are all Bowthorpe Conveyancing Quality Solicitors on the Nationwide conveyancing list of approved firms?
It is true that some banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
I have paid off my mortgage with Clydesdale. I assume I don't need a Bowthorpe property lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I need some quick conveyancing in Bowthorpe as I have an ultimatum to sign on the dotted line in less than 4 weeks. Fortunately I do not require a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
If.Given you are not taking a home loan you are at liberty not to do searches although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in Bowthorpe the following are instances of issues that can appear and adversely affect future saleability: Enforcement Actions, Overdue Fees, Outstanding Grants, Road Schemes,...
I used Stirling Law several years ago for my conveyancing in Bowthorpe. Now, I need my documents but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bowthorpe of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In my capacity as executor for the will of my uncle I am selling a property in Cardiff but reside in Bowthorpe. My conveyancer (approximately 260 miles from meneeds me to sign a stat dec prior to completion. Can you recommend a conveyancing solicitor in Bowthorpe to witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are located in Bowthorpe