I am progressing with the sale of my home in Messingham and the estate agent has just e-mailed to say that the purchasers are swapping conveyancer. I am told that this is due to the fact that the bank will only engage with solicitors on their approved list. On what basis would a leading mortgage company only work with certain law firms rather the firm that they want to select for their conveyancing in Messingham ?
Banks have always had an approved set of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks attribute this action to a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms 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. The purchasers are not going to have any sway in the decision.
Can I use your services to locate a Conveyancing solicitor in Messingham even where I’m not purchasing or selling a house, for instance if I wish to buy an office in Messingham with a mortgage from TSB?
Our comparison service is predominantly there to locate domestic conveyancing solicitors in Messingham but we have listed at the end of this page some Messingham commercial conveyancing firms. You will need to enquire with the company directly to check if they can also act for TSB
Will my conveyancing lawyers need to check that the building insurance when buying a house in Messingham. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 14/11/2024, the requirements read as follows :
I am planning to move property in December. Will my conveyancing solicitor call the removal company on the completion day. As an aside, can you suggest a removal company in Messingham. Conveyancing solicitor was chosen prior to coming across this site.
On the afternoon of completion you can pick up the keys from your selling agent but this can only occur after the sellers solicitors inform the agent that the monies to complete are in and the keys can be given over. After that you should advise the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can assist you in choosing a residential property solicitor in Messingham or a solicitor that specialises in conveyancing in Messingham.
is it true that all Messingham solicitor practices on the Nationwide conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nationwide conveyancing panel they would need to be governed by the SRA. Many banks do permit licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
How can we tell if a Messingham conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Messingham seeking recommendations is a sensible starting point. 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 advise that you speak with the lawyer conducting your transaction.
How does conveyancing in Messingham differ for new build properties?
Most buyers of new build or newly converted property in Messingham approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Messingham typically purchase the real estate, 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 conveyancers 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 accustomed to new build conveyancing in Messingham or who has acted in the same development.
I decided to have a survey done on a property in Messingham in advance of instructing solicitors. I have been told that there is a flying freehold element to the house. The surveyor has said that some banks may not give a loan on this type of home.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Messingham. Conveyancing may be slightly more expensive based on your lender's requirements.