I am progressing with the sale of my flat in Long Ashton and the estate agent has just e-mailed to warn that the purchasers are appointing a new solicitor. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. On what basis would a big named mortgage company only work with certain law firms rather the firm that they want to appoint for their conveyancing in Long Ashton ?
UK lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lenders point to the increase in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to oversee. 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. Some 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 purchasers are unlikely to have any impact on this.
We were just about to sign contracts for a semi detached house in Long Ashton. We encountered a problem. The loan offer with National Westminster Bank runs out on 2/6/2025 but the vendors are putting forward a completion date of 4/6/2025. Can one prolong the mortgage offer?
The best person to address this concern is your lawyer who should assess whether he or she is corresponding with the lender, seller’s conveyancers, estate agents or conceivably all parties based on what has gone on in your transaction to date.
It is 10 years ago since I bought my home in Long Ashton. Conveyancing lawyers have recently been retained on the sale but I can't track down my title deeds. Is this a problem?
Don’t worry too much. First the deeds may be with the lender or they could be in the possession of the conveyancers who acted in the purchase. Secondly the likelihood is that the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Long Ashton involves registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
Are the BSA intent on creating a search tool with a view to list firms on the Melton Mowbray Building Society conveyancing panel for instance in Long Ashton?
We have not been informed any plans on the part of the BSA to develop such a tool.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The solicitors who dealt with the conveyancing in Long Ashton 5 years ago have long since closed. What are my next steps?
Assuming you have a registered title the information relating to your proprietorship will be evidenced by HMLR with a Title Number. It is easy to execute a search at the Land Registry, identify your property and get up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
Given that I am about to part with 450k on a garden flat in Long Ashton I wish to have a conversation with the lawyer concerning theconveyancing in advance of giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you liaising with the lawyer due to be conducting your property ownership legalities in Long Ashton.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The solicitors that we put you in touch with believe that the fees you are provided with for your conveyancing in Long Ashton should be the amount on the final invoice that you end up paying.