Am I correct in assuming that the fact that my solicitor in Dulverton is not on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Dulverton conveyancing practice and ask them why they are no longer on the approved list for your lender.
My god-son is in the process of securing a house that has just been built in Dulverton with a home loan from RBS. His conveyancer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties involved in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the RBS conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We hope to to buy with Melton Mowbray Building Society. We have called around locally but am struggling to find a Dulverton conveyancing firm on the Melton Mowbray Building Society panel. Can you help?
Feel free to make use of the find a conveyancing panel solicitor tool on this page. Please choose the mortgage company and type Dulverton or your preferred area and you will be presented with numerous solicitors offices in Dulverton or nearest you.
We are purchasing a flat in Dulverton. It might be a silly question but how we can trust a lawyer? On completion day we will need to send money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Does a directory service exist listing RBS panel solicitors in Dulverton on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the CML or Building Society Association websites. A small selection of mortgage companies make their panel listings viewable online. If you are seeking to appoint a Dulverton conveyancer on the RBS please use our facility.
I have paid off my mortgage with HSBC. I assume I don't need a Dulverton conveyancer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I have todaydiscovered that Stirling Law have been shut down. They conducted my conveyancing in Dulverton for a purchase of a freehold house 9 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The quickest way to check if the property is in your name, 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 Dulverton conveyancing specialists.
Am I right to be wary about 3rd parties that I am dealing with are suggesting an online conveyancing firm rather than a local Dulverton conveyancing firm?
As with many service providers, often input from relatives can be worth their weight in gold. Yet there are many players in a conveyancing matter; estate agents, mortgage brokers and lenders may recommend lawyers to appoint. Sometimes the conveyancers might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You are at liberty to select your own lawyer. Don't forget that many banks specify a panel list of law firms you are obliged to use for the lender aspect of your transaction.