My husband and I are intending to purchase a 1 bedroom flat in Pickering with a mortgage. We like our Pickering lawyer, however the lender says she’s not on their "panel". We have to appoint one of the bank panel solicitors or retain our Pickering lawyer as well as pay for one of their panel lawyers to act for them. We consider that this is inequitable; can we not demand that the mortgage company use our Pickering property lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders 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 Pickering conveyancing lawyer to apply to be on the conveyancing panel.
Our grandson is buying a new build apartment in Pickering with a mortgage from Principality. His conveyancer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Principality conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Principality conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Please explain the implications if my solicitor is expelled from the RBS Conveyancing panel ahead of completing my conveyancing in Pickering?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We had selected conveyancing lawyers with offices in Pickering on the Coventry BS solicitor approved list. They have just invoiced me a separate charge for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee specified by Coventry BS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor may levy a fee for this. This fee is not set by Coventry BS but by your Pickering solicitor. Some firms on the Coventry BS panel will charge ’dealing with mortgage’ fee and others do not.
The formalities of my purchase has taken place for my property in Pickering. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I was told four weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Pickering is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I am looking to sell my house. My previous solicitors closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Pickering if that makes a difference.
Please use our search tool to help you find a solicitor for your conveyancing in Pickering. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
I have been sourcing a conveyancing solicitor in Pickering for my remortgage. Is there any facility to see a solicitor's record with the legal regulator?
Anyone can read presented Solicitor Regulator Association (SRA) decisions resulting from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA could monitor telephone calls for training requirements.