I am one month into the sale of my ground floor flat in Cranleigh and the estate agent has just called to say that the buyers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a leading mortgage company only work with specific law firms rather the firm that they want to choose to handle their conveyancing in Cranleigh ?
Mortgage companies have always had panels of law firms that can represent them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms 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 buyers are unlikely to have any impact on this.
We have very assertive vendors who has recommended a preliminary agreement with a non-refundable deposit 6,000. Are such contracts recommended for Cranleigh conveyancing transactions?
There are two primary drawbacks with executing a lock out contract (occasionally termed an exclusivity agreement) is that it can distract from progressing with the conveyancing transaction itself, so in the absence of it needing little or no negotiation then it could turn out to be a cause of frustration and delay. It is not particularly popular by Cranleigh conveyancing practitioners as a result. A further negative is the extent of the remedies available - an aggrieved purchaser is not likely to be granted injunctive relief to prevent the vendor disposing of the property to a third party, so the only remedy available under the agreement will be the reimbursement of wasted charges and, in restricted situations, the extra payment of damages.
Are there restrictive covenants that are commonly identified as part of conveyancing in Cranleigh?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Cranleigh. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
What makes your site different to other internet conveyancing solicitors when it comes to conveyancing in Cranleigh?
At this site get an accurate quote from a Solicitor or Licensed Conveyancer that appreciates the nuances of your conveyancing in Cranleigh. As opposed to estate agents and brokerage sites we do not charge firms a commission if you appoint them for your conveyancing in Cranleigh
I have been sourcing a conveyancing practitioner in Cranleigh for my purchase. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
You can see published Solicitor Regulator Association (SRA) decisions resulting from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. For information Pre 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator may monitor call for training purposes.
I have just started marketing my ground floor flat in Cranleigh.Conveyancing lawyers have not yet been instructed however I have recently received a half-yearly service charge demand – what should I do?
The sensible thing to do is clear the invoice as usual as all ground rent and service invoices will be allottedas part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process