I was informed today by my broker that my Frome the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to be certain if this is indeed the case?
The best course of action for you to take is to call your Frome lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
We note that you have a post code search directory listing law firms on the TSB conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Frome?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Frome.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the UBS Conveyancing panel ahead of completing my conveyancing in Frome?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Will our solicitor be raising enquiries regarding flooding during the conveyancing in Frome.
The risk of flooding is if increasing concern for lawyers dealing with homes in Frome. There are those who purchase a house in Frome, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, but there are a various searches that may be initiated by the buyer or by their conveyancers which will give them a better understanding of the risks in Frome. The conventional set of information given to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to determine whether the property has historically flooded. If the residence has been flooded in past and is not revealed by the seller, then a purchaser could bring a legal claim for losses as a result of such an misleading response. The buyer’s lawyers will also order an enviro report. This will reveal if there is a recorded flood risk. If so, more detailed inquiries should be made.
I am four weeks into a freehold purchase having been directed to a firm by the selling agent to handle our conveyancing in Frome. I am am extremely dissatisfied with the quality of service. Can you help me find new lawyers?
A conveyancer would have to be very poor in order to consider replacing them. Has your loan offer been generated? If so you need to make them aware of the new conveyancer and have the offer are re-sent. The conveyancer should be on the lenders panel to avoid escalating costs and delays. That should be your starting point. The search tool can help you find a lender approved lawyer for your conveyancing in Frome
My partner and I hope to buy our 1st house in Frome. Conveyancing solicitor already instructed. The broker suggested that a survey is not appropriate as the house was only built 16 yrs ago.
At the very least you should order a Home Buyer's Report. As the property is more than 10 years old the property will not benefit from a warranty, so you don't want to take a risk. For a property that age with no signs of problems a Home Buyer's report could suffice. The report should highlight any obvious problems and suggest additional investigation if appropriate. Where there are any indications of problems get a full Building Survey from the beginning.