I am selling my house in Roker and the estate agent has just e-mailed to advise that the purchasers are changing their solicitor. The reason given is that the bank will only work with property lawyers on their approved list. On what basis would a leading mortgage company only deal with specific law firms rather the firm that they want to appoint for their conveyancing in Roker ?
Lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lending institutions attribute this action to a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal 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. Plenty of firms 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.
It is a dozen years since I bought my home in Roker. Conveyancing solicitors have just been retained on the sale but I can't track down my title documents. Is this a major issue?
Don’t worry too much. Firstly the deeds may be retained by the mortgage company or they could be in the possession of the conveyancers who oversaw the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Almost all conveyancing in Roker relates to registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
I am buying a terraced house in Roker. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Roker you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Roker.
How does conveyancing in Roker differ for new build properties?
Most buyers of new build property in Roker contact us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Roker usually buy 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 conveyancing solicitors 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 Roker or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Roker is where the house is located. Can you offer any assistance?
Flying freeholds in Roker are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Roker you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Roker may ascertain 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 premises.
I am looking for a conveyancing practitioner in Roker for my house move. Can I review a firm’s complaints history with the legal regulator?
Members of the public can review presented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For records Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator could recorded call for training reasons.