Unfortunately I am unable to travel far from Brompton. Is there a reason why all Brompton conveyancing practitioners are not on all bank panels?
Banks point to the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud every year.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. It led to lenders culling less reputable firms off their books of approved lawyers .
Finally the sale completed on my house in Brompton last September but my buyer keeps Skype messaging me to say her solicitor needs to hear from myconveyancer. What should have happened now that I have sold?
Post completion of your sale your lawyer is committed to deliver the transfer deeds and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer should also evidence that the home loan has been repaid to the buyers conveyancers. There are no post completion requirements peculiar conveyancing in Brompton.
Are the BSA intent on creating a search tool with a view to list firms on the Melton Mowbray Building Society conveyancing panel for example in Brompton?
Lexsure has not been advised of any plans on the part of the BSA to promote such a search facility.
A relative informed me that in purchasing a property in Brompton there could be a number of restrictions limiting what one can do in terms of external changes to the property. Is this right?
There are a number of properties in Brompton which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Brompton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My husband and I have organised a further advance on our home loan from Nationwide as we wish to carry out improvements to our house in Brompton. Do we need to select a nearby Brompton solicitor on the Nationwide conveyancing panel to deal with the paperwork?
Nationwide would not normally require firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide panel.
I am expecting a OIP from RBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do RBS recommend any Brompton solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Brompton solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
Do commercial conveyancing searches reveal planned roadworks that may impact a commercial land in Brompton?
Its becoming the norm that commercial conveyancing solicitors in Brompton will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Brompton. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Brompton.
For each commercial conveyancing transaction in Brompton it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could result in delays to Brompton commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Brompton.
Are Brompton conveyancing solicitors under an obligation to the Law Society to supply transparent conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are prescriptive rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their charges to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, however, constitute the Law Society’s perspective of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Brompton or across England and Wales.