Is the fact that my solicitor in Rayners Lane is not identified on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
That is most likely an incorrect assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Rayners Lane conveyancing firm and enquire why they are no longer on the approved list for your lender.
Can I use your services to find a Conveyancing solicitor in Rayners Lane even if I’m not buying or selling a house, for instance if I want to buy a shop in Rayners Lane with a mortgage from Santander?
Our search tool is mainly there to locate residential conveyancing solicitors in Rayners Lane but we have recorded towards the bottom of this page a few Rayners Lane commercial conveyancing firms. You will need to make contact with the firm directly to see if they can also act for Santander
There are a variety of conveyancing solicitors in Rayners Lane but how do I know who I should use?
Do not opt for the lowest Rayners Lane conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
It is unclear whether my lender requires a lease extension. I have telephoned my Rayners Lane bank branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Rayners Lane conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
The lawyer has to comply with the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Intending to buy a maisonette in Rayners Lane. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rayners Lane conveyancing practitioner is on the Clydesdale conveyancing panel.
I need some expedited conveyancing in Rayners Lane as I am under pressure to exchange contracts in less than one month. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are are a cash buyer you are at liberty not to have searches carried out although no law firm would recommend that you don't. With lots of history conveyancing in Rayners Lane the following are instances of issues that can crop up and therefore impact market value: Refused Planning Applications, Outstanding Charges, Overdue Grants, Railway Schemes,...
I used Stirling Law a few years ago for my conveyancing in Rayners Lane. Now, I need the documents however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Rayners Lane of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, no chain conveyancing. Rayners Lane is the location of the property. Can you shed any light on this issue?
Flying freeholds in Rayners Lane are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Rayners Lane you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rayners Lane may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.