Is the fact that my solicitor in Hampshire is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s work?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Hampshire conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
We are purchasing a brand new duplex in Hampshire and my conveyancer is advising me that she is duty bound to the mortgage company to reveal incentives from the developer. I am under pressure to exchange and I don't want to prolong deal. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
The Hampshire conveyancing solicitors that I recently instructed on my purchase in Hampshire have suddenly closed. I only went with them because I needed a lawyer on the Aldermore conveyancing panel and my previous Hampshire lawyer was not. I issued them a cheque for £250 in advance. What are my options?
If you have an estate agent involved then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Aldermore conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
Is there a list of TSB panel conveyancers in Hampshire on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings open the public online. If you are seeking to appoint a Hampshire lawyer on the TSB please make the most of our facility.
We had instructed conveyancing lawyers located in Hampshire on the UBS solicitor panel. They are now charging me a further fee for handling the UBS mortgage. Is this a supplemental conveyancing fee specified by UBS?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. The charge is not dictated by UBS but by your Hampshire conveyancing practitioner. Plenty of firms on the UBS panel will charge ’dealing with mortgage’ fee but some practices include it on their overall fee.
I am selling my flat. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being a right pain. The Hampshire solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a quick, chain free conveyancing. Hampshire is the location of the property. Can you offer any assistance?
Flying freeholds in Hampshire are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hampshire you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hampshire may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I'm converting the mortgage on my primary property to a buy to let mortgage with Halifax and I will use the rest of the raised equity towards a second house. The neighborhood we are talking about is Hampshire. Will your lawyers be able to act for both sets of banks and tie in the transactions?
Make use of our comparison tool on this page to be sure that the lawyers are approved by both mortgage companies. Having checked that they are your lawyer will be able to connect the two conveyancing matters but you should talk with you conveyancer and make clear your desired outcome and needs.