We note that you have a post code search directory listing solicitors on the Bank of Ireland conveyancing panel. Do companies pay you a commission if I retain them for our own conveyancing in Gorleston?
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 Gorleston.
We wanted to use a conveyancing solicitor in Gorleston for our house move. Our broker informed us that our mortgage lenders Britannia won't deal with them. Why is this not regarded as unduly restrictive?
Mortgage Companies normally restrict either the category or the number of conveyancing practices on their approved list of lawyers. Typical examples of such criteria being that a law practice must not be a sole practitioner. In addition to restricting the profile of firm, a few lenders have decided to limit the amount of solicitor practices they permit to act for them. Be aware that Britannia have no responsibility for the quality of advice provided by any member of Britannia Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels since 2008 even though there are differing views regarding the level of solicitor involvement in some of that fraud. Data from the Land Registry reveal that hundreds of law firms, including some in or near Gorleston only execute one or two conveyances per annum.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Gorleston?
There are many registered licenced Conveyancers in Gorleston and Solicitor firms in Gorleston offering conveyancing It is important to make clear that both are regulated professionals specialising in the legal work in the home buying process. They may both also deal with other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Gorleston bank branch on various occasions and was told they are content with the situation and they will lend. My Gorleston conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. I have no idea who is right.
Provided that the property lawyer is on the lender panel, they must adhere to the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Gorleston solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Gorleston postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Gorleston.
Is it necessary to take out insurance to address the risk of chancel repairs when purchasing a property in Gorleston?
Unless a prior purchase of the house took place post 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Gorleston to remain recommending a chancel search and or chancel repair liability insurance.
In searching the web for the term cheap conveyancing in Gorleston it brings up numerous property lawyersin the vicinity. How do I determine which is the suitable property lawyer for me?
The preferential way of choosing a suitable conveyancer is through a personal recommendation, so seek the guidance of friends and relatives who have purchased a property in Gorleston or a local estate agent or mortgage broker. Charges for conveyancing in Gorleston differ, so it's sensible to request a minimum of three fee calculations from different property lawyers. Make sure that you clarify what costs in the quote includes.
What do I do if I am not happy with the lawyer who did my conveyancing in Gorleston?
Occasionally the level of service you receive is not as you expect, and unfortunately sometimes matters do not go as planned. Nevertheless there is recourse where you were unhappy with your conveyancing in Gorleston. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If things still aren’t resolved you may consider getting in touch with the Legal Ombudsman.