I am 3 weeks into the sale of my flat in Pulborough and the estate agent has just text me to say that the purchasers are appointing a new property lawyer. The excuse is that the lender will only engage with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only engage with specific law firms rather the firm that they want to select to handle their conveyancing in Pulborough ?
Banks have always had panels of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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. The buyers are not going to have any impact on this.
How up to date is your database of Pulborough solicitors on the Nationwide conveyancing panel? Do Nationwide send you an updated list?
Pulborough conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Pulborough?
Two types of professional can carry out conveyancing in Pulborough namely licenced conveyancers or solicitors. Both professionals administer conveyancing services that required to complete the sale or acquisition of property. They are both required to perform Pulborough conveyancing on similar standards and guidelines so you can be safe in the knowledge that your conveyancing will be properly conducted and that all requisite steps will be suitably followed.
A friend pointed out to me me that in buying a property in Pulborough there could be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Pulborough which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Pulborough should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
After shopping around on the internet I have found a Pulborough property lawyer having checked that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Pulborough surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Pulborough differ for newly converted properties?
Most buyers of new build premises in Pulborough contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Pulborough typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Pulborough or who has acted in the same development.
I am thinking of appointing a conveyancing practitioner in Pulborough for my home move. Is there any facility to review a solicitor's record with the profession’s regulator?
Anyone can read published Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.
Should one as executor remove a departed person's details from the title register for a property in Pulborough?
Where a Pulborough property is jointly owned and one of the owners dies, their name will not automatically be removed from the title deeds. You are not required to amend the title as when it comes to a sale you would simply be asked to evidence as to the reason the joint proprietor is missing from the transfer, such as the probate documents.
With a view to making things smoother in the future you may arrange to have the deceased person removed from the title register by submitting an application to HMLR with evidence of the death. There is no land registry fee payable.