My husband and I are hoping to purchase a home in Caistor and have appointed a Caistor conveyancing firm. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. The Mortgage Works have this morning contacted us to advise us that they have now hit a problem as our Caistor lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Caistor lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
As someone clueless as to conveyancing in Caistor what is your top tip you can give me for the home moving process in Caistor
You may not hear this from too many lawyers but conveyancing in Caistor or throughout Lincolnshire is often a confrontational process. Put another way, when it comes to conveyancing there exists plenty of room for conflict between you and other parties involved in the transaction. For example, the seller, property agent and sometimes the bank. Appointing a solicitor for your conveyancing in Caistor is a critical decision as your conveyancer is your adviser, and is the SOLE party in the transaction whose interest is to protect your best interests and to protect you.
We are witnessing a worrying creep in the "blame" culture- someone must be at fault for the process being so protracted. You your first instinct should be to trust your lawyer ahead of all other parties in the conveyancing process.
I have an AIP. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to appoint their panel solicitor as I would prefer to appoint a high street conveyancing solicitor in Caistor?
Do check but the the probability is that give you one of their panel lawyers if you accept the "fee-free" offer. Call the bank and determine if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Caistor.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Caistor?
There are two types of lawyers who can execute conveyancing in Caistor namely licenced conveyancers or solicitors. The two can provide conveyancing services that you need to complete the disposal or acquisition of property. Both are obliged to handle Caistor conveyancing on similar standards and guidelines so you may be safe in the knowledge that your conveyancing will be properly conducted and that the requirements and procedures will be suitably taken.
How can we know in advance if a Caistor conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Caistor getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your transaction.
Completion of my purchase has taken place for my property in Caistor. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Various web forums that I have visited warn that are a common cause of stalling in Caistor house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Searches are not likely to be the root cause of holding up conveyancing in Caistor.
Taking into account that I am about to spend over three hundred thousand on a house in Caistor I wish to have a conversation with the solicitor about myhome move ahead of appointing the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your property ownership legalities in Caistor.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Caistor should be the figure that you are charged.