I am in the process of selling my flat in Pontefract and the EA has just telephoned to warn that the buyers are switching conveyancer. The excuse is that the mortgage company will only deal with solicitors on their approved list. On what basis would a major lender only engage with certain law firms rather the firm that they want to select for their conveyancing in Pontefract ?
Banks have always had an approved set of law firms that can act for them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Mortgage companies blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
Do conveyancers ask for an advanced payment when it comes to conveyancing in Pontefract?
If you are buying a property in Pontefract your lawyer will request that you place them with monies to cover the search fees. This will be the total of the cost of the Local Authority Search. If any down payment is as part of the sale price then this should be asked for shortly in advance of contracts are exchanged. Any further balance that is needed should be sent to your lawyer shortly before completion.
three months have gone by since my purchase conveyancing in Pontefract completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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 asset 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.
I opted to have a survey done on a property in Pontefract prior to instructing conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some lenders may not give a loan on such a premises.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pontefract. Conveyancing will be smoother if you use a solicitor in Pontefract especially if they are acquainted with such properties in Pontefract.
I am thinking of appointing a conveyancing lawyer in Pontefract for my home move. Can I review a solicitor's complaints history with the legal regulator?
One can see documented Solicitor Regulator Association (SRA) determinations arising from inquisitions started on or after Jan 2008. Visit Check a solicitor's record. For information Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training purposes.
What type of property do your Pontefract conveyancing estimates relate to?
Our conveyancing quotes are only applicable to standard domestic property in England & Wales. If you have any different needs such as industrial or agricultural land or commercial conveyancing in Pontefract please telephone us to discuss this further .