I can't travel far from Grassendale. What is the rationale as to why all Grassendale conveyancers are not on all lender panels?
A decade ago most banks exhibited an attitude to risk which differs from the current day. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which in summary warned lenders: know the lawyers on your panel. As a result, lenders have subsequently looked to extract more data from law firms about their operations and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Many law practices have found themselves excluded from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of volume of transactions the lenders set.
I had intended to instruct a property lawyer in Grassendale for our home move. Our broker informed us that our mortgage lenders Birmingham Midshires won't deal with them. Surely this is unfair competition?
Mortgage Companies in the main restrict either the type or the volume of conveyancing solicitors on their panel. A common example of such restriction(s) being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few lenders have limited the amount of solicitor practices they allow to represent them. You should note that Birmingham Midshires have no responsibility for the quality of advice provided by any member of Birmingham Midshires Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there remains differing opinions about the level of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that hundreds of law firms, including some in or near Grassendale only conduct one or two conveyances a year.
What is the difference between a licensed conveyancer and conveyancing solicitor in Grassendale
Two types of professional can conduct conveyancing in Grassendale namely licenced conveyancers or solicitors. Both professionals handle the legal services that you need to complete the sale or purchase of property. Both are duty bound to perform Grassendale conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally conducted and that all necessary procedures should be accurately attended to.
Does a directory service exist listing Kent Reliance panel conveyancers in Grassendale on the Building Society Association’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings open the public on the web. If you are seeking to appoint a Grassendale conveyancing practitioner on the Kent Reliance please use our facility.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Grassendale solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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 property 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 Grassendale postcode. As you are getting a mortgage with Nationwide, you could contact them to see if they have a list of approved surveyors in Grassendale.
Should commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Grassendale?
Many commercial conveyancing solicitors in Grassendale will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Grassendale. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Grassendale.
For each commercial conveyancing transaction in Grassendale it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could cause delays to Grassendale commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Grassendale.
Due to the guidance of my in-laws I had a survey completed on a property in Grassendale prior to retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies tend not grant a loan on this type of property.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Grassendale. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Grassendale to see if the conveyancing costs will increase in light of this.
I am using a search engine for the words conveyancing in Grassendale it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the right conveyancing solicitor for the sale of my house?
The best way of choosing the right conveyancer is via trusted recommendation, so enquire of colleagues and family who have bought a property in Grassendale or the respected estate agent or financial adviser. Costs for conveyancing in Grassendale differ, so it's a good idea to obtain a minimum of three fee estimates from different solicitors. Be sure to secure confirmation that the charges are guaranteed not to increase.