I am progressing with the sale of my house in Chirk and the EA has just e-mailed to warn that the purchasers are swapping solicitor. The excuse is that the lender will only deal with solicitors on their conveyancing panel. Why would a leading lender only deal with specific solicitors rather the firm that they want to choose to handle their conveyancing in Chirk ?
UK lenders have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions justify this action to a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
I am purchasing a garden flat in Chirk. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Chirk you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Chirk.
I am aiming to move property in April. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Chirk. Conveyancing firm was organised before I stumbled across your site.
On the afternoon of completion you can collect the keys from the estate agent but this can only happen once the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be handed over. After that you will need to tell the removal company that they can start moving you in. We do not suggest a specific removal organisation but can help you locate a residential property solicitor in Chirk or a legal practice that specialises in conveyancing in Chirk.
Can I be sure that the Chirk conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Chirk obtaining recommendations is a sensible starting point. 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 advise that you speak with the lawyer conducting your conveyancing.
After shopping around on the internet I have found a Chirk lawyer having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Chirk surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when acquiring a house in Chirk? or I am told that there is an ancient law that could mean that homeowners living in a parish church boundary may be liable to contribute towards maintenance towards the chancel in proximity to the church. Is this relevant for conveyancing in Chirk?
Unless a prior acquisition of the property took place post 12 October 2013 you may assume that solicitors conducting conveyancing in Chirk to remain encouraging a chancel search and or insurance against a claim.
Am I right to be suspicious by third parties that I am dealing with are suggesting a web based conveyancing firm rather than a local Chirk conveyancing company?
As is the case with lots of service providers, often referrals from family and friends can be worth their weight in gold. Nevertheless there are numerous players in a conveyancing transaction; estate agents, financial adviser and lenders may suggest solicitors to use. Sometimes these solicitors might be known to one of the organisations as being good in their field, but sometimes there may be a financial incentive behind the recommendation. You have the discretion to choose your preferred conveyancer. Don't forget that many mortgage providers specify a panel list of solicitors you have to use for the mortgage related work in your conveyancing.
I am looking for a conveyancing practitioner in Chirk for my home move. Can I see a solicitor's record with the legal regulator?
One may search for published Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. To find information Pre 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator may recorded call for training reasons.