I am selling my home in Presteigne and the EA has just e-mailed to say that the purchasers are changing their solicitor. The excuse is that the lender will only deal with solicitors on their conveyancing panel. On what basis would a leading mortgage company only engage with certain lawyers rather the firm that they want to select for their conveyancing in Presteigne ?
Lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
We are planning to buy with Melton Mowbray Building Society. We have called around locally yet cant to find a Presteigne conveyancing firm on the Melton Mowbray Building Society panel. Can you help?
Feel free to take advantage of the find a lender approved solicitor tool on this web page. Please choose the building society and type Presteigne or your location and you will be presented with a number of lawyer based in Presteigne or by proximity to you.
Will our solicitor be raising questions concerning flooding as part of the conveyancing in Presteigne.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Presteigne. There are those who buy a house in Presteigne, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a numerous checks that can be initiated by the buyer or by their conveyancers which should give them a better appreciation of the risks in Presteigne. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to determine if the property has suffered from flooding. In the event that the residence has been flooded in past which is not revealed by the seller, then a purchaser may issue a compensation claim as a result of such an misleading response. A purchaser’s conveyancers will also conduct an environmental report. This will higlight if there is any known flood risk. If so, more detailed investigations should be carried out.
I own a semi-detached Victorian house in Presteigne. Conveyancing solicitor acted for me and Britannia. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Presteigne and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the position with your conveyancing solicitor who conducted the work.
I am looking for a conveyancing practitioner in Presteigne for my remortgage. Can I see a solicitor's complaints history with the legal regulator?
One may find presented Solicitor Regulator Association (SRA) determinations arising from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator may monitor telephone calls for training reasons.
How much should conveyancing in Presteigne cost?
The amount you are levied for Presteigne conveyancing charges are likely to be calculated at:
- a standard fee; or
- on a time spent basis (i.e. the time spent on the particular case).
In practice you seldom hear of Presteigne conveyancing practices charge by the clock