Am I correct in assuming that the fact that my solicitor in Hereford is not on my lender's solicitor panel that there is a problem with the quality of the firm’s work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume 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. Should you be concerned you should simply call the Hereford conveyancing practice and enquire why they are no longer on the approved list for your lender.
The owners of the house we are looking to purchase are using a conveyancing solicitor in Hereford who has insisted on a exclusivity contract with a deposit 6,000. Is it wise to enter into such agreements?
Exclusivity agreements are agreements binding a property vendor and prospective acquirer granting the buyer a ‘clear field’ to the sale of the premises within a prescribed time frame. For all intents and purposes, an exclusivity is a document stating that you should receive a contract at a later time being the contract for the actual sale. It is generally used for buyer assurance though in many situations, the seller may stand to benefit from such agreements as well. There are various pros and cons to having an agreement but you need to check with your solicitor but beware that it may result in incurring extra in conveyancing fees. For these reasons these contracts are unusual when it comes to conveyancing in Hereford.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel lawyer as I would prefer to instruct a Hereford based conveyancing firm?
Do check but the chances are that appoint one of their panel lawyers where you accept the "fee-free" deal. Speak to the lender to see if they offer you a cash alternative. In the past a few lenders offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor near Hereford.
is it true that all Hereford solicitors on the Lloyds conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Lloyds approved list of solicitors they would need to be overseen by the SRA. Many mortgage companies do permit licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.
I am selling my house. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being problematic. The Hereford solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
At last I have had an offer on a flat in Hereford accepted, the owners do nevertheless have a connected purchase. The vendors have put an offer on a property, however it’s not yet agreed to, and have viewings of other properties booked. I have selected a local conveyancing solicitor in Hereford. What do I do now? At what point should I apply for the mortgage with Bank of Ireland?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then valuation, Hereford conveyancing search costs, etc). First, you should check that your lawyer is on the Bank of Ireland conveyancing panel. As to the next phase this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. In a rising market the majority of purchasers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they pay their conveyancer to press on with the conveyancing in Hereford.
Is it simple use your search app to locate a conveyancing solicitor in Hereford on the authorised to act for my bank?
First pick a lender such as Accord Mortgages Ltd, Coventry Building Society or Britannia then specify your preferred area such as Hereford. Conveyancing practices in Hereford and further afield should be shown.
I am thinking of appointing a conveyancing practitioner in Hereford for my house move. Is there any facility to check a firm’s record with the legal regulator?
Anyone can see documented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find records Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may monitor call for training requirements.