Am I correct in assuming that the fact that my solicitor in Glossop is not identified on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 simply call the Glossop conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
We are approaching an exchange on a flat in Glossop and my parents have transferred the 10% deposit to my lawyer. I am now told that as the deposit has not come from me my conveyancer needs to disclose this to my bank. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the bank about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
Your solicitor is obliged to check with mortgage company to make sure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.
Can I use your services to recommend a Conveyancing solicitor in Glossop even where I’m not buying or selling a house, for example where I intend to buy a shop in Glossop with a mortgage from TSB?
Our comparison service is primarily utilised to get a quote from domestic conveyancing solicitors in Glossop but we have listed at the end of this page a selection of Glossop commercial conveyancing firms. You should enquire with the solicitors directly to check if they are also authorised to represent TSB
Are the BSA intent on creating a searchable register to to identify solicitors on the Darlington Building Society conveyancing panel for example in Glossop?
We are not aware of any plans on the part of the BSA to develop such a register.
I just bought a property at auction in Glossop. Conveyancing is necessary. What are my next steps?
Given that you are now for all intents and purposes signed on the dotted line you now have to instruct a conveyancing lawyer as a matter of priority as you now have a fast approaching a drop dead date to complete the purchase. Every auction property will have a corresponding auction set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal papers may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You must give this to the lawyer working for you ASAP. Do make sure that you have funds in place to complete on the on the contractual date .
I am currently in the process of buying my council flat in Glossop. I have a mortgage offer with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
Completion of my remortgage has taken place for my property in Glossop. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I used Wolstenholmes a few years ago for my conveyancing in Glossop. Now, I need the files but the law firm is no longer operating. What do I do?
Do 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 Glossop 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.