I am nearing exchange of contracts for my apartment in Robertsbridge and the estate agent has just telephoned to warn that the buyers are appointing a new property lawyer. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their conveyancing panel. On what basis would a big named lender only deal with certain solicitors rather the firm that they want to select for their conveyancing in Robertsbridge ?
UK 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 reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lenders 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 disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that 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. Your purchasers are not going to have any impact on this.
We see that you have a post code search directory listing law firms on the Virgin Money conveyancing panel. Do companies pay you a commission if I appoint them for our conveyancing in Robertsbridge?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Robertsbridge.
Can I be sure that the Robertsbridge conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Robertsbridge getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your transaction.
My husband and I are in the process of looking at houses in Robertsbridge and I am now considering a potential offer. Should I already have a conveyancer appointed at this stage? I intend to finance via a mortgage with Coventry BS.
It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. Given that you are taking out a mortgage with Coventry BS, make sure you remember to check that your lawyer is on the Coventry BS conveyancing panel.
After much negotiation I have agreed a price on an apartment in Robertsbridge. My mortgage broker pressured me to appoint their solicitor. I paid an on account payment of £225. Shortly after, the property lawyer called me sheepishly admitting that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My friend suggested that if I am buying in Robertsbridge I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Robertsbridge conveyancing searches. It is not a small document of about 40 pages, listing and detailing important information about Robertsbridge around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Robertsbridge.
Should I be concerned that brokers that I am dealing with are suggesting a nationwide conveyancing firm rather than a High Street Robertsbridge conveyancing company?
As with many service providers, often suggestions from relatives can be most helpful. Yet there are many parties with a vested interest in a conveyancing matter; estate agents, financial adviser and mortgage companies might all recommend solicitors to choose. On occasion the lawyers might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the endorsement. You are free to appoint your preferred lawyer. You need to be aware that the majority of mortgage providers specify a panel list of law firms you have to use for the mortgage aspect of your transaction.
My father has suggested that I instruct his conveyancing solicitors in Robertsbridge. Should I find my own conveyancer?
There are no two ways about it it’s preferable to select a conveyancing lawyer is to have feedback from friends or family who have used the solicitor you're contemplating using.