Do the Building Society Association intend to launch a online directory to to identify solicitors on the Loughborough BS conveyancing panel for example in Middleton?
We would not expect to be advised of any intention on the part of the BSA to promote such a tool.
is it true that all Middleton solicitor firms on the Virgin Money conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be overseen by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.
We expect to receive a OIP from Principality this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Principality recommend any Middleton solicitors on the Principality conveyancing panel, or is it better to go independently?
You will need to appoint Middleton solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
The formalities of my purchase has taken place for my property in Middleton. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
We are close to exchanging contracts on the sale of our property in Middleton and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local lawyer would know this is not the case. It does beg the question why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in Middleton. We have lived in Middleton for 5 years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
five months have gone by since my purchase conveyancing in Middleton took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How do I use your search tool to select a conveyancing lawyer in Middleton on the authorised to act for my bank?
First choose a bank such as Nationwide Building Society, Chelsea Building Society or Platform Home Loans Ltd then choose your preferred area for instance Middleton. Conveyancing firms in Middleton and nationally should be identified.
Is it best to choose a Middleton conveyancing practitioner based in the vicinity that I am buying? We have a good friend who can deal with the conveyancing but his firm is located 200miles away.
The primary upside of using a local Middleton conveyancing firm is that you can pop in to sign documents, deliver your identification documents and apply pressure on them where appropriate. Having local Middleton know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and they were content that should outweigh using an unknown Middleton conveyancing lawyer just because they are local.