I am progressing with the sale of my apartment in Brandon and the EA has just text me to say that the purchasers are switching solicitor. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. Why would a major mortgage company only deal with certain lawyers rather the firm that they want to appoint for their conveyancing in Brandon ?
UK lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders point to the increase in fraud by way of justification for the pruning – 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 claims that it is hearing daily from firms that have been removed from panels. Some 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 sway in the decision.
Can I use your services to find a Conveyancing solicitor in Brandon even if I’m not buying or selling a house, for example if I wish to acquire a shop in Brandon with a mortgage from Godiva Mortgages Ltd?
Our comparison service is primarily utilised to find residential conveyancing solicitors in Brandon but we have recorded towards the bottom of this page a few Brandon commercial conveyancing firms. You should speak with the solicitors directly to establish if they are also authorised to represent Godiva Mortgages Ltd
In reviewing moneysavingexpert.com for a recommended lawyer in Brandon, most say that I should use a CQS kitemarked solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's biggest lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Society for Licensed Conveyancers. Brandon is one of the numerous areas of the UK where there are CQS lawyers.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Brandon is the location of the property. Can you shed any light on this issue?
Flying freeholds in Brandon are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brandon you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brandon may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Is it simple use your search app to get a fee calculation from a conveyancing practitioner in Brandon on the panel for my bank?
First select a mortgage company such as HSBC Bank, Chelsea Building Society or Aldermore then specify your preferred area a common one being Brandon. Conveyancing organisations in Brandon and nationally should be identified.
I need to find a conveyancing solicitor for leasehold conveyancing in Brandon. I happened to land on a web site which seems to have the perfect offering If there is a chance to get all this stuff completed via phone that would be preferable. Should I be wary? What are the potential pitfalls?
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?