Is the fact that my conveyancer in Limbury is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor 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 Limbury conveyancing practice and ask them why they are no longer on the approved list for your lender.
Can your site be used to locate a Conveyancing solicitor in Limbury even if I’m not buying or selling a house, for instance where I wish to buy a shop in Limbury with a loan from National Westminster Bank?
The service is predominantly there to locate residential conveyancing solicitors in Limbury but we have recorded at the bottom of this page a selection of Limbury commercial conveyancing firms. You should speak with the company directly to check if they can also act for National Westminster Bank
I had intended to instruct a property lawyer in Limbury for our house move. Our financial adviser has since notified us that our mortgage company Barclays Direct won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most lenders had a different appetite for risk. Almost all Limbury conveyancing firms would have been on most bank panels. The FSA in 2010 carried out a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms relating to their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum volume of conveyancing. Many Limbury conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Limbury is amongst the many areas where the solicitors we recommend are are authorised to act for Barclays Direct.
How can we know in advance if a Limbury conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Limbury seeking recommendations is a sensible 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 advertising the lowest fees. We would always suggest that you speak with the solicitor conducting your transaction.
I am currently in the process of buying my council flat in Limbury. I have a mortgage offer with Skipton. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
I am selling my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being difficult. The Limbury solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
How simple is it to change conveyancer as I need to appoint a firm on the Yorkshire Building Society conveyancing list. I hired a high street conveyancing solicitor in Limbury five minutes from me but he is not approved by Yorkshire Building Society
We will our best to assist in finding you a conveyancing solicitor in Limbury on the Yorkshire Building Society panel. Please note that the solicitors that we work with do not pay us commission if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Limbury. In making use of search facility on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Limbury.
My mortgage broker has suggested using their solicitor for my conveyancing in Limbury - won’t it be better to just use them?
It is worth checking if the selling agent is recommending a conveyancing practitioner or introducing to a conveyancer. There are plenty of Limbury selling agents who recommend two or three Limbury conveyancing firms and get nothing from it.