I am one month into the sale of my ground floor flat in Llandough and the estate agent has just called to warn that the buyers are appointing a new solicitor. The excuse is that the lender will only engage with solicitors on their conveyancing panel. On what basis would a major mortgage company only work with certain lawyers rather the firm that they want to select for their conveyancing in Llandough ?
Lenders have always had panels of law firms that can represent them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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. Your buyers are not going to have any impact on this.
We see that you have a post code search directory listing firms on the Yorkshire BS conveyancing panel. Do companies pay you a commission if I instruct them for our own conveyancing in Llandough?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Llandough.
I used Wolstenholmes several years ago for my conveyancing in Llandough. I now require my papers however cannot find the solicitor. What do I do?
You should contact 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 Llandough of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Llandough differ for new build properties?
Most buyers of new build property in Llandough contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is finished. This is because developers in Llandough tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Llandough or who has acted in the same development.
I am using a search engine for the phrase on line conveyancing in Llandough it reveals numerous solicitorsin the area. With so much choice what is the best way to find the suitable solicitor for the sale of my house?
The best way of finding a suitable conveyancer is via trusted testimonial, so enquire of friends and family who have purchased a property in Llandough or a local estate agent or financial adviser. Costs for conveyancing in Llandough vary, so it's advisable to obtain at least three fee calculations from varying types of solicitors. Make sure that you clarify that the charges are assured not to to be inflated.
Is it possible for you to suggest a property lawyer for purchasing a house? Ideally someone in the Llandough area, who will contact me via email - not someone who insists on a letter in the post or fax.
The purpose of this site is restricted to being a directory service for conveyancing practitioners who want to be listed as being on the approved conveyancing panel for RBS in certain areas for example Llandough . We dont recommend any particular conveyancing practitioner.