I am in the process of selling my ground floor flat in Dorridge and the estate agent has just text me to advise that the buyers are appointing a new law firm. The excuse is that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a big named lender only work with specific solicitors rather the firm that they want to appoint for their conveyancing in Dorridge ?
Lenders have always had an approved set of law firms that can act for them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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 are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
In the event thatI was to purchase a straightforward propertyin Dorridge for cash and dispense with a survey and no conveyancing searches how much would I expect to to save on my conveyancing in Dorridge?
Any savings you would gain would be limited to the disbursement for searches. Your solicitor still got to do everything else - money laundering, liaising with your vendors conveyancer, stamp duty return, register the title etc. A slight saving might be made by not needing to register a mortgage however it will not be meaningful.
My fiance and I are purchasing a purpose built flat in Dorridge with a mortgage from Barnsley Building Society.We use our Dorridge conveyancing practitioner but Barnsley Building Society says he's not on their approved list of firms. we are left little option but to use a Barnsley Building Society panel firm or retain our high street solicitor and fork out for a Barnsley Building Society panel lawyer to act for them. This seems very unfair; Can we not simply insist that Barnsley Building Society use our lawyer?
No, not really. The mortgage issued to you is subject to its terms and conditions, a common one being that solicitors needs to be on the Barnsley Building Society conveyancing panel. in the past, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Barnsley Building Society
I am planning on selling our home in Dorridge and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Dorridge. We have lived in Dorridge for 5 years we know of no issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have recentlyfound out that Stirling Law have closed. They carried out my conveyancing in Dorridge for a purchase of a leasehold apartment 9 months ago. How can I check that my home is not still registered in the name of the previous owner?
The quickest method to see if the property is in your name, you can carry out 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 Dorridge conveyancing specialists.
Me and myfiance and I are searching for an affordable conveyancing lawyer in Dorridge to assist me in selling my home. I really don't want to get ripped off and there are plenty Dorridge conveyancing solicitors to choose from...who's the best?
The best tip when choosing a Dorridge lawyer is seek recommendations from friends or other professionals that you trust. Almost everyone has used a conveyancing solicitor at some point. Feel free to make the most of our tool to compare Dorridge conveyancing quotes