I am nearing exchange of contracts for my home in Ravenshead and the estate agent has just text me to warn that the purchasers are appointing a new property lawyer. The excuse is that the lender will only deal with solicitors on their conveyancing panel. On what basis would a big named lender only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Ravenshead ?
Lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
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 keep an eye on. 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 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. The buyers are unlikely to have any sway in the decision.
Our bank has recommended a law firm on their panel based in Ravenshead but I would rather choose a conveyancing lawyer in Ravenshead or nearer to where I live. Are you able to help?
The minority of Ravenshead conveyancing firms are approved and listed on all banks conveyancing panel. Use our find an approved solicitor tool to locate a Ravenshead conveyancing solicitor on the on the lender panel.
A relative recommended that where I am purchasing in Ravenshead I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard Ravenshead conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Ravenshead around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Ravenshead Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data regarding Ravenshead.
The deeds to our house are lost. The conveyancers who dealt with the conveyancing in Ravenshead 5 years ago no longer exist. What do I do?
Gone are the days when you need to have the physical deeds to prove you are the owner of your registered land or premises, given that the Land Registry have everything they need in a digital format.
How simple is it to change firm as I have to retain a firm on the Birmingham Midshires conveyancing panel. I hired a high street conveyancing solicitor in Ravenshead round the corner but he is not approved by Birmingham Midshires
We will our best to assist in finding you a conveyancing solicitor in Ravenshead on the Birmingham Midshires panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Ravenshead. In making use of the find a conveyancing solicitor tool on this site, you can contrast fees for conveyancing solicitors in Ravenshead and beyond.
I am 18 days into a leasehold purchase having been recommend to solicitors by the estate agent to handle our conveyancing in Ravenshead. I am am very disappointed with the level of service. Could you help me find new solicitors?
A conveyancer would need to be very bad in order to consider diss instructing them. Has the loan offer been issued? If so you will need to inform them of the new contact details and ensure the mortgage documents are issued to the new lawyers. The solicitor ideally needs to be on the mortgage company panel to avoid supplemental expenses and complications. So that should be your first question of the new conveyancers. The search tool should help you find a bank approved conveyancer for your home move in Ravenshead