I can't travel far from Rawdon. Can you please explain the reason why all Rawdon lawyers aren't automatically on all bank panels?
As unjust as it may appear for lenders to restrict who can represent them, from the public’s or solicitor’s point of view, the the contrary view is that banks are increasingly anxious and feel it crucial to defend themselves from illegal activities. As a consequence of this concern lenders are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.
Do banks and building societies provide you with an approved list of Rawdon conveyancing solicitors? How do you know who is on the TSB conveyancing panel?
Rawdon conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
I used Wolstenholmes a few years past for my conveyancing in Rawdon. Now, I need the documents however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Rawdon of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Rawdon differ for newly converted properties?
Most buyers of new build property in Rawdon contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Rawdon tend to purchase 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 conveyancers 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 accustomed to new build conveyancing in Rawdon or who has acted in the same development.
I decided to have a survey completed on a house in Rawdon in advance of appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some lenders will not give a loan on a flying freehold property.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. If you contact us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Rawdon. Conveyancing will be smoother if you use a solicitor in Rawdon especially if they are familiar with such properties in Rawdon.
Our solicitor in Rawdon has uncovered a a legal deficiency with the lease for the flat we are buying in Rawdon. The other side have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our lawyer says that as he is on the lender conveyancing panel he must check that the lender is happy with this solution. Who is the client here, us or the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.