Am I correct in assuming that the fact that my conveyancer in Formby is not on my mortgage company's solicitor panel that there is a problem with the standard of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a 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) 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 Formby conveyancing practice and ask them why they are no longer on the approved list for your lender.
Please help. My Formby lawyer is advising me that he has toapply for Formby conveyancing searches asthe firm are on the Nat Westconveyancing panel. Is my lawyer correct?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Formby conveyancing searches.
We see that you have a search directory identifying solicitors on the Bank of Ireland conveyancing panel. Do firms pay you a referral fee if I instruct them for our own conveyancing in Formby?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Formby.
Is it simple use the search app to find a conveyancing solicitor in Formby on the approved list for my lender?
1st pick a lender such as Barclays , Coventry Building Society or Platform Home Loans Ltd then specify your location e.g. Formby. Conveyancing practices in Formby and across England and Wales should be listed.
I am using a search engine for the words on line conveyancing in Formby it reveals numerous solicitorslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for the sale of my house?
The ideal way of finding a suitable conveyancer is through a personal testimonial, so seek the guidance of colleagues and those you trust who have bought a property in Formby or a respected estate agent or mortgage broker. Charges for conveyancing in Formby vary, so it's a good idea to secure a minimum of four estimates from varying types of solicitors. Dont forget to clarify that the fees are fixed.
I acquired a house in Formby last 2/10/2024 and to date it is still not registered with HMLR. It is part of a new estate and my solicitor told me that it can take twelve months to register. I have contacted HM Land Registry directly and they say that the original application was cancelled due to questions not being addressed in time. What can I do?
It is your lawyer that you should get in touch with in order to satisfy any questions which have been raised as part of the registration process for your Formby property. Normal Formby conveyancing practice includes an undertaking on the part of the seller's conveyancing practitioner that they will assist in resolving any requisition raised by HMLR so it may be a case of seeking to enforce that undertaking if necessary.