I am in the process of selling my home in Duffield and the estate agent has just called to say that the buyers are switching solicitor. The excuse is that the mortgage company will only deal with solicitors on their conveyancing panel. On what basis would a big named lender only work with certain solicitors rather the firm that they want to appoint for their conveyancing in Duffield ?
Lenders have always had panels of law firms that can represent them, but in recent years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Lending institutions attribute this action to a rise in fraud as the reason for the reduction – criteria have been tightened 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 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. Your buyers are not going to have any sway in the decision.
In reading online forums for an affordable solicitor in Duffield, many comment that I should look for a CQS assured lawyer. Can you explain what CQS is?
Duffield Conveyancing Quality Scheme practices have been granted certification by the law Society The Law Society introduced CQS to promote high standards in the in the legal transfer of properties. CQS helps consumers to identify practices who provide a quality residential conveyancing. Duffield is one of locations in England and Wales in which CQS are located. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-reporting, spot checks and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Building Societies Association.
Have just purchased a probate house at auction in Duffield. Conveyancing is needed. What is next?
Given that you are now to in every practical sense signed on the dotted line you must appoint a conveyancing solicitor quickly as you now have a tight a fixed date to complete the transaction. All auction property will ordinarily have an associated auction set of papers. This will include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You need to pass this on to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in place to complete on the on the contractual date .
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Duffield solicitor on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in Duffield. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. Shortly after, the lawyer called me sheepishly admitting that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Are there any apps to assist me to identify a Duffield law firm on the Yorkshire Building Society conveyancing panel? I drive a motor bike and am willing to travel upto 20miles to meet the conveyancer.
Feel free to make use of the search on this website. Please select a lender and your location and you will see a number of Duffield conveyancing lawyers located nearest you. We have listed some Duffield conveyancing firms at the bottom of this page and you can telephone them to check if they are on the Yorkshire Building Society approved list
In searching the internet for the phrase conveyancing in Duffield it reveals numerous conveyancersin the area. With so much choice what is the best way to find the suitable conveyancing solicitor for me?
The best method of finding a suitable conveyancer is via trusted referral, so enquire of friends and family who have purchased a property in Duffield or a respected estate agent or financial adviser. Fees for conveyancing in Duffield differ, so it's a good idea to secure a minimum of four costs illustrations from varying types of companies. Make sure that you clarify what costs in the quote includes.
I have been informed by many estate agents that it may take up to two months for Duffield conveyancing to complete.This was four weeks ago. The property information was only forwarded to my conveyancing practitioner last week so does the time start running now?
Don't bank on moving on a certain date until exchange of contracts takes place. Regardless of the assurances the people you are purchasing from or selling to make, or your solicitor gives don't rely on them. More stress is caused to clients trying to move home by false assurances than any other issue when it comes to conveyancing in Duffield.