We note that you have a post code search directory identifying solicitors on the Lloyds conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Bramford?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bramford.
I am in the process of refinancing my house in Bramford, does my lawyer need to be on the Principality Solicitor panel?
In theory, you could use a solicitor that is not on the Principality conveyancing panel, but Principality would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who handled the conveyancing in Bramford 4 years ago are no longer around. Will I be able to sell the house?
Assuming you have a registered title the information relating to your ownership will be recorded by HMLR under a Title Number. It is easy to execute a search at the Land Registry, locate your house and order up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will in most cases retain a certified duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
How simple is it to switch conveyancer as I need to select one who is on the Aldermore conveyancing panel. I instructed a local conveyancing solicitor in Bramford five minutes from me but the firm is not approved by Aldermore
It would be our pleasure to help you find a conveyancing solicitor in Bramford on the Aldermore panel. Please note that the property lawyers that we list do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Bramford. In utilising search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Bramford.
We are four weeks into a residential purchase having been referred to conveyancers by the estate agent to carry out the conveyancing in Bramford. I am am starting to be disappointed with the quality of service. Can you help me find new conveyancers?
A lawyer would have to be very poor to suggest diss instructing them. Has the loan offer been issued? If so you must advise them of the replacement solicitor and ensure the mortgage documents are re-sent. Your solicitor ideally needs to be on the banks approved list to avoid escalating costs and delays. So that should be your first question of the new solicitors. Our find a solicitor tool will assist you in finding a bank approved lawyer for your conveyancing in Bramford
I bought a house in Bramford last 16/8/2024 and to date it is still not registered with HM Land Registry. It was part of a development site and my property lawyer told me that it may take twelve months to complete the registration formalities. I have contacted HM Land Registry directly and they say that the initial application was cancelled due to questions not being addressed in time. Should I be concerned?
Call your conveyancer - Where you are unsatisfied with the responses, enquire as to their internal complaints procedure and amplify your concerns to a Partner. Registrations for Bramford conveyancing are not known to be especially complex.