I am getting a mortgage offer from Santander. I intend to use a Licensed Conveyancer in Dunvant. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Would the conveyancing solicitors that are recommend execute auction conveyancing in Dunvant?
There are a number of auction practitioners we can connect you with those conducting auction conveyancing. Dunvant is just one of our locations where our lawyers cover.
It is a dozen years since I bought my house in Dunvant. Conveyancing solicitors have just been retained on the sale but I am unable to track down my deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly there is a possibility that the deeds will be with the lender or they could stored with the solicitor who acted in your purchase. Secondly in most cases the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Dunvant involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
What is the best way to investigate if the solicitor carrying out my conveyancing in Dunvant is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for National Westminster Bank thus spending £192.00 in additional legal fees.
Feel free to take advantage of the search tool on this page. Pick the lender and type ‘Dunvant’ or your preferred area and you will discover numerous solicitors located in Dunvant or by proximity to you.
Should I be suspicious about estate agents that I am dealing with are suggesting a web based conveyancing firm as opposed to a High Street Dunvant conveyancing firm?
As with many service providers, often suggestions from family and friends can be most helpful. But there are numerous players in a conveyancing transaction; estate agents, financial adviser and banks may suggest lawyers to select. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You have the right to choose your preferred conveyancer. Don't forget that many lenders have an approved list of solicitors you have to use for the lender aspect of your conveyancing.
My partner and I are acquiring a ground floor flat in Dunvant. When we first instructed conveyancer, we were told they were on all major UK mortgage company panels. Our financial adviser contacted us today to advise that they are not on the Santander approved list. Should that be true, what should we do? Should we just choose a new lawyer that is on their panel or should we cover the costs for separate representation, with Santander selecting their own approved solicitor.
When purchasing a property with the benefit of a mortgage it is usual for the buyer’s lawyers to also act for the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancing practitioner has to meet. Some building societies now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should call Santander to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on Santander's conveyancing panel as you are at liberty to use your preferred Dunvant lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.