Am I correct in assuming that the fact that my conveyancer in Mobberley is not listed on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible 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 top 5 reasons are as follows: (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 Mobberley conveyancing firm and ask them why they are no longer on the approved list for your lender.
Would the conveyancing lawyers listed on your site carry out conveyancing in Mobberley by way of an attended exchange?
There are a few conveyancing specialists who can conduct attended exchanges. Do e-mail us to secure a conveyancing quote and details as to dates.
We are expecting a mortgage offer soon. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather use a Mobberley based conveyancing firm?
You should check but the chances are that appoint one of their panel conveyancers where you take up the "fee-free" offer. Contact the lender and see if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Mobberley.
We had selected solicitors locally in Mobberley on the Santander solicitor approved list. They are now charging me an additional amount for dealing with the Santander mortgage. Is this a supplemental conveyancing fee set by Santander?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not set by Santander but by your Mobberley solicitor. Numerous firms on the Santander panel will quote an ‘acting for lender’ fee and others do not.
How can we tell if a Mobberley conveyancing solicitor on the Co-operative panel is any good?
When it comes to conveyancing in Mobberley 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 which is cheap as chips. We would always suggest that you speak with the solicitor handling your transaction.
I was told four weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Mobberley is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have justbecome aware that Wolstenholmes have been shut down. They conducted my conveyancing in Mobberley for a purchase of a freehold house 18 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?
The quickest way to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Mobberley conveyancing specialists.
Due to the advice of my in-laws I had a survey completed on a house in Mobberley in advance of appointing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some lenders tend refuse to give a loan on this type of house.
It depends who your proposed lender is. Santander has different instructions from Halifax. If you call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Mobberley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Mobberley to see if the conveyancing will be more expensive.