Is the fact that my solicitor in Fairfield is not on my lender's solicitor panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Fairfield conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I have given 8 weeks notice to my existing landlord and must be out of my rented flat in Fairfield by 2/4/2026. Conveyancing for my house purchase has just started. Can I complete in three weeks as don't want to have to move into short term accommodation?
Generally one should not provide notice for your lease unless exchange of contracts has taken place. Assuming that you have not previously done so, speak to your conveyancer and request that they apply pressure on the sellers solicitors, try to a target completion date that everyone will work to achieve
I currently have a mortgage with RBS for my property in Fairfield. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
RBS must be informed of your intention before letting out your property as this is likely to be a breach of RBS’s mortgage conditions. It may be that RBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel firm.
The formalities of my purchase has taken place for my property in Fairfield. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Fairfield bank branch on numerous occasions and was reassured it wasn't an issue and they will lend. My Fairfield conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. I simply don't know who is right.
The conveyancing practitioner has to comply with the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
My wife and I own a terraced Georgian house in Fairfield. Conveyancing lawyer represented me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Platform Home Loans Ltd to clarify?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Fairfield and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing lawyer who completed the work.
Do I need to be concerned that estate agents that I am dealing with are recommending a web based conveyancing firm as opposed to a High Street Fairfield conveyancing company?
As with lots of professional services, often referrals from connections can be most helpful. Nevertheless there are many players in a conveyancing matter; estate agents, mortgage brokers and mortgage companies may recommend solicitors to select. Sometimes the lawyers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You have the discretion to select your preferred conveyancer. However, bear in mind that some lenders operate an approved list of conveyancers you have to use for the mortgage related work in your home move.
Am I best advised to use a Fairfield conveyancing practitioner who is local to the property I am buying? We have a good friend who can conduct the legal work but his firm is located 200kilometers drive away.
The primary upside of using a high street Fairfield conveyancing firm is that you can visit the firm to sign documents, hand in your ID and pester them if necessary. They will also have local intelligence which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and the majority were impressed that must surpass using an unknown Fairfield conveyancing lawyer just because they are round the corner.