Am I correct in assuming that the fact that my solicitor in Nunthorpe is not listed on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% 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. Should you be concerned you should simply call the Nunthorpe conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
we are a couple who are purchasing a newbuild apartment in Nunthorpe with a mortgage from Halifax.We have a Nunthorpe conveyancing practitioner but Halifax advised that his firm is not listed on their "panel". We have to appoint a Halifax panel firm or keep our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Halifax use our lawyer?
Unfortunately,no. The mortgage offered to you contains various provisions, a common one being that conveyancers needs to be on the Halifax approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Halifax
Does a directory service exist listing Nottingham panel conveyancers in Nunthorpe on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the CML or Building Society Association websites. A small selection of banks make their panel listings visible on the web. If you are seeking to appoint a Nunthorpe conveyancing practitioner on the Nottingham please make the most of our facility.
The formalities of my remortgage has taken place for my property in Nunthorpe. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I was told two weeks ago that my mortgage has been agreed to by Aldermore. Is it usual for Aldermore to only issue the offer once my solicitor in Nunthorpe is approved on their conveyancing panel? Aldermore 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 Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
We are close to exchanging contracts on the sale of our house in Nunthorpe and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers instructed an online conveyancing firm rather than a conveyancing solicitor in Nunthorpe. We have lived in Nunthorpe for many years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You must 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)
I have todayfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in Nunthorpe for a purchase of a freehold house 18 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The easiest method 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 Nunthorpe conveyancing specialists.
Are the Nunthorpe conveyancing lawyers identified as being on the mortgage company conveyancing panel, together with their details provided by the lender?
Nunthorpe firms and firms conducting conveyancing in Nunthorpe themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the bank directly.