Am I correct in assuming that the fact that my solicitor in Fallowfield is not listed on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly 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 top 5 reasons are as follows: (1) low volume 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. Where you are concerned you should contact the Fallowfield conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
How up to date is your search tool for Fallowfield conveyancing solicitors on the Bank of Ireland conveyancing panel? Do Bank of Ireland send you an updated list?
Fallowfield conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
We are purchasing a house in Fallowfield. It might be a silly question but how we can trust a lawyer? At some point we have to put funds into their account. What is the protection we have from them run away with our deposit?
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.
We had selected conveyancing lawyers with offices in Fallowfield on the RBS solicitor approved list. They are now charging me an additional fee for the legal aspects of the RBS mortgage. Is this an additional conveyancing fee set by RBS?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. The charge is not set by RBS but by your Fallowfield property lawyer. Plenty of firms on the RBS panel will charge an ‘acting for lender’ fee and others do not.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Fallowfield conveyancer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
What will a local search inform me regarding the property I am purchasing in Fallowfield?
Fallowfield conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for instance PSG The local search plays a central role in most Fallowfield conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
I used Stirling Law several years ago for my conveyancing in Fallowfield. Now, I need my documents however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Fallowfield of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am downsizing from my house. My former solicitors have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Fallowfield if that makes things easier.
Please use our search tool to help you choose a solicitor for your conveyancing in Fallowfield. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs with a minimum of fuss.