I am nearing exchange of contracts for my house in Rushden and the estate agent has just text me to warn that the purchasers are switching solicitor. The reason given is that the mortgage company will only engage with solicitors on their approved list. Why would a leading mortgage company only engage with certain lawyers rather the firm that they want to appoint for their conveyancing in Rushden ?
UK lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lenders justify this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. 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. The purchasers are unlikely to have any sway in the decision.
Can I use your services to locate a Conveyancing solicitor in Rushden even if I’m not purchasing or disposing of a house, for example where I want to acquire a shop in Rushden with a mortgage from Aldermore?
Our search tool is primarily there to help choose domestic conveyancing solicitors in Rushden but we have listed towards the end of this page a few Rushden commercial conveyancing firms. You should enquire with the firm directly to check if they are also authorised to represent Aldermore
I am planning to acquire a house and need a conveyancing solicitor in Rushden who is on the Skipton Building Society solicitor. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Skipton Building Society in certain locations such as Rushden. We dont recommend any particular firm.
A colleague informed me that in purchasing a property in Rushden there may be a number of restrictions affecting the ability to carry out external changes to the property. Is this right?
We are aware of a number of properties in Rushden which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Rushden should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Rushden Conveyancing Quality Solicitors on the Co-operative conveyancing panel?
Some major banks and building societies now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I have instructed a Rushden conveyancer having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Rushden surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I purchased a semi-detached Georgian house in Rushden. Conveyancing practitioner acted for me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rushden and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing practitioner who conducted the purchase.
What does commercial conveyancing in Rushden cover?
Commercial conveyancing in Rushden incorporates a wide range of services, given by qualified solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.