I am 3 weeks into the sale of my home in Fishguard and the estate agent has just e-mailed to warn that the purchasers are changing their solicitor. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their approved list. On what basis would a major mortgage company only engage with certain lawyers rather the firm that they want to choose for their conveyancing in Fishguard ?
Mortgage companies have always had panels of law firms they are willing to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to reveal 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. The purchasers are not going to have any impact on this.
When can the exchange of contracts happen for residential conveyancing in Fishguard and am I required to be at the conveyancers branch?
If you are near to one of the conveyancing solicitors in Fishguard you are welcome to come in to sign documents. That being said, the lender approved solicitors we work with provide a countrywide conveyancing service and give just as comprehensive and professional a job for you when communicating with you electronically. The signing of the purchase agreement is not the important part. A signed contract is just a prerequisite for the firm to exchange contracts at the suitable time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Fishguard)to be in the office available at the end of the phone to exchange contracts.
Having spent time researching moneysavingexpert.com for a cheap solicitor in Fishguard, most post that I must look for a CQS assured solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in the legal transfer of properties, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Society for Licensed Conveyancers. Fishguard is one of the many areas of the UK where there are CQS solicitors.
My partner and I are downsizing from our home in Fishguard and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street Fishguard conveyancer would know this is not the case. For the life of me I don't know why the purchasers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Fishguard. Having lived in Fishguard for 4 years we know of no issue. Should we contact our local Authority to get confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I used Wolstenholmes a few years ago for my conveyancing in Fishguard. Now, I need the files however cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to help locate 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 Fishguard of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are 14 days into a freehold purchase having been referred to a firm by the estate agent to perform conveyancing in Fishguard. I am am extremely dissatisfied with the quality of service. Can you help me find new solicitors?
A solicitor would need to be very poor in order to consider replacing them. Has the mortgage been issued? If so you must advise them of the new contact details and ensure the mortgage documents are issued to the new lawyers. Your solicitor ideally should be on the banks panel to avoid added fees and delays. So that should be your starting point. The find a solicitor tool can help you find a lender approved solicitor for your home move in Fishguard