Is the fact that my conveyancer in Frimley is not listed on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed 76% 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 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 contact the Frimley conveyancing practice and ask them why they are no longer on the approved list for your bank.
Do the conveyancing lawyers that you recommend conduct conveyancing in Frimley by way of an attended exchange?
There are a few conveyancing experts carrying out attended exchanges. You should call us to obtain a conveyancing quote and details as to dates.
What is your number one tip for choosing a conveyancing solicitor in Frimley
It would be unwise to be tempted by the cheapest Frimley conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I happen to be the sole recipient of my late mum's will and I have everything in my name now, including the my former home in Frimley. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I do know about the CML six month 'rule', which means that my property ownership may be regarded the same way as though I had purchased the property in January. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How practical a view mortgage companies take of it, depend on the lender as this obligation is chiefly there to identify the purchase and immediately sell or the quick reselling of property.
Is it the case that all Frimley solicitor practices on the Bank of Ireland conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
Due to the guidance of my in-laws I had a survey completed on a house in Frimley prior to appointing lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some banks will not give a loan on such a home.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. Should you wish to call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Frimley. Conveyancing may be slightly more expensive based on your lender's requirements.
Is there anything unique about your site and alternative web based conveyancing solicitors for conveyancing in Frimley?
At this site secure a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that appreciates the nuances for your conveyancing in Frimley. Unlike many estate agents and many comparison sites we do not charge firms a commission if you instruct them for your property ownership legalities in Frimley
We are a fortnight into a freehold purchase having been referred to conveyancers by the high street agent to do our conveyancing in Frimley. We are not happy. Could you help me find new lawyers?
A conveyancer would have to be very bad to suggest diss instructing them. Has your loan offer been generated? In the event that it has you will need to make them aware of the new contact details and ensure the mortgage documents are issued to the new lawyers. Your new conveyancer should be on the lenders approved list to avoid added charges and delays. So that should be your starting point. The search tool will assist you in finding a lender approved lawyer for your conveyancing in Frimley