Am I correct in assuming that the fact that my conveyancer in Colwall is not listed on my bank's solicitor panel that there is a problem with the standard of his work?
That is most likely an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Colwall conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
How up to date is your database of Colwall solicitors on the HSBC conveyancing panel? Do HSBC send you an updated list?
Colwall conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
Are all Colwall Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved firms?
A selection of lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
When it comes to mortgage companies such as Nationwide, do Colwall lawyers have to pay a fee to be on the conveyancing panel?
We are not aware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
My wife and I are in the process of viewing flats in Colwall and I am about to put in an offer. Is it sensible to have a solicitor on ‘stand by’? I am planning to take a home loan with Skipton.
You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are getting a mortgage with Skipton, make sure you remember to check that your lawyer is on the Skipton conveyancing panel.
How does conveyancing in Colwall differ for newly converted properties?
Most buyers of new build premises in Colwall approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is constructed. This is because developers in Colwall usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Colwall or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Colwall in advance of instructing lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks will not issue a mortgage on such a house.
It varies from the lender to lender. HSBC has different requirements from Nationwide. Should you wish to telephone us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Colwall. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Colwall to see if the conveyancing costs will increase in light of this.
The estate agent has recommended their conveyancing practitioner for our conveyancing in Colwall - won’t it be advisable to just instruct them?
You need to establish if the estate agent is recommending a lawyer or introducing to a conveyancer. There are plenty of Colwall estate agents who recommend two or three Colwall conveyancing firms purely based on those lawyers offering a great service.