I am in the process of selling my flat in Hertford and the EA has just called to advise that the buyers are swapping solicitor. The reason given is that the bank will only deal with solicitors on their conveyancing panel. Why would a leading mortgage company only engage with certain solicitors rather the firm that they want to select for their conveyancing in Hertford ?
Mortgage companies have always had panels of law firms that can act for them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Banks point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
It is 10 years ago since I purchased my house in Hertford. Conveyancing lawyers have now been appointed on the sale but I am unable to locate my deeds. Is this a problem?
Don’t worry too much. Firstly the deeds may be with your lender or they may be in the possession of the lawyers who oversaw the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Hertford relates to registered property but in the rare situation where your property is unregistered it is more of a problem but is resolvable.
I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather appoint a Hertford based conveyancing firm?
You should check but the chances are that appoint one of their panel lawyers should you want the "fee-free" offer. Contact the mortgage company to ask if they allow a cash alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Hertford.
What is the difference between a licensed conveyancer and conveyancing solicitor in Hertford
There are two types of lawyers who can conduct conveyancing in Hertford namely CLC regulated conveyancers or solicitors. The two can handle conveyancing services that required to complete the sale or purchase of property. Both are obliged to perform Hertford conveyancing to the same standards and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that the requisite procedures should be correctly followed.
Can I be sure that the Hertford conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Hertford obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer conducting your transaction.
I have today made my last payment due on my mortgage with Principality. I assume I don't need a Hertford conveyancing practitioner on the Principality panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
I used Stirling Law several years past for my conveyancing in Hertford. I now require my papers but the law firm has closed. What do I do?
You should 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 Hertford of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Do I need to be concerned that brokers that I am dealing with are recommending a factory type conveyancing firm rather than a local Hertford conveyancing firm?
As is the case with lots of professional services, often suggestions from family and friends can be worth their weight in gold. Yet there are numerous parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and banks may recommend conveyancers to choose. On occasion these lawyers might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the recommendation. You are at liberty to appoint your preferred conveyancer. You need to be aware that some mortgage providers operate an approved list of solicitors you must use for the mortgage aspect of your conveyancing.