I am six weeks into the sale of my maisonette in Corwen and the EA has just text me to say that the buyers are changing their property lawyer. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. On what basis would a big named mortgage company only engage with specific lawyers rather the firm that they want to choose for their conveyancing in Corwen ?
Banks have always had panels of law firms that can act for them, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lending institutions blame a rise 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 says it is being contacted daily by practices that have been removed from panels. Some 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 purchasers are not going to have any impact on this.
We note that you have a search directory listing solicitors on the Nationwide conveyancing panel. Do firms pay you a referral fee if I instruct them for our conveyancing in Corwen?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Corwen.
How can we know in advance if a Corwen conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Corwen getting recommendations is a good 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 advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your conveyancing.
I am purchasing a property in Corwen. A rare aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Santander your lawyer must follow the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for Santander. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties countrywide and is not limited to Corwen.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Corwen bank branch on various occasions and was advised it wasn't a problem and they will lend. My Corwen conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend based on their published requirements. Who do I believe?
Provided that the conveyancer is on the bank approved list, they must follow the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I have justbeen informed that Arc property Solicitors have closed. They conducted my conveyancing in Corwen for a purchase of a freehold house 10 months ago. How can I establish that my home is in my name in the name of the previous owner?
The quickest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Corwen conveyancing specialists.
My father has suggested that I instruct his conveyancing solicitors in Corwen. Should I use them?
There are no two ways about it the best way to choose a conveyancing practitioner is to seek guidance from friends or relatives who have actually previously instructed the solicitor that you are considering.
I am looking to buy a house and need a conveyancing solicitor in Corwen who is on the bank conveyancing panel. Could you point me in the right direction as regards a Corwen solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who carry out conveyancing in Corwen. We dont recommend any particular firm.