I am 4 weeks into the sale of my flat in Rossendale and the EA has just e-mailed to warn that the purchasers are swapping property lawyer. The excuse is that the bank will only work with solicitors on their approved list. Why would a leading lender only work with certain lawyers rather the firm that they want to choose to handle their conveyancing in Rossendale ?
Banks have always had panels of law firms they are content to work with, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to oversee. 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 being contacted daily by practices 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. Your buyers are unlikely to have any impact on this.
Can you help? My Rossendale conveyancer is assuring me that he is legally obliged toorder Rossendale conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyapproved lawyer panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Rossendale conveyancing searches.
I am due to move house in August. Should my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you suggest a removal company in Rossendale. Conveyancing solicitor was found before I stumbled across your page.
On the day of completion you can collect the keys from your estate agent however this should only happen when the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you should advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can help you choose a residential property solicitor in Rossendale or a solicitor that specialises in conveyancing in Rossendale.
Completion of my remortgage has taken place for my property in Rossendale. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Planning on purchasing a flat in Rossendale. 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 Leeds Building Society 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 Rossendale lawyer is on the Leeds Building Society conveyancing panel.
Given that I will soon part with hundreds of thousands of pounds on a house in Rossendale I would like to have a conversation with the conveyancer about mytransaction before instructing the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer due to be conducting your property ownership legalities in Rossendale.There is no ‘factory style conveyancing’ - every client is unique person, not a file reference. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Rossendale should be the amount on the final invoice that you end up paying.
In my capacity as executor for the will of my father I am disposing of a property in Cardiff but I am based in Rossendale. My solicitor (based 250 miles awayhas requested that I execute a stat dec before completion. Could you suggest a conveyancing practitioner in Rossendale to witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will do regardless of whether they are based in Rossendale
I am planning to sell my parking space which is on a separate legal title with the land registry asking for 22k, to clear debts. There is a mortgage with Kent Reliance. Can you recommend a cheapish lawyer as the standard £500-600 reduces the return somewhat. Although I live in Rossendale I dont have to use a Rossendale lawyer.
The purpose of this site is limited to being a directory service for conveyancers who want to be listed as being on the approved conveyancing panel for Kent Reliance in certain locations such as Rossendale . We dont recommend any particular solicitor.