Am I correct in assuming that the fact that my conveyancer in Silsoe is not listed on my mortgage company's solicitor panel that there is a problem with the standard of his conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% 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 simply call the Silsoe conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Can the conveyancing lawyers identified via your search tool execute conveyancing in Silsoe by way of an attended exchange?
There are a few conveyancing experts who can conduct personalised exchanges. Please call us to secure a conveyancing quote and details as to availability.
We are buying a flat and require a conveyancing solicitor in Silsoe who is on the Santander solicitor panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Silsoe.
The Silsoe conveyancing lawyers that I appointed last week on my purchase in Silsoe have without warning shut down. They were on acting for me because I had to have a solicitor on the Virgin Money conveyancing panel and my preferred Silsoe lawyer was not. I paid them £170 on account. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers may be able to help.
I have been on the look out for a flat up to £305k and found one near me in Silsoe I like with a park and railway links in the vicinity, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Silsoe for this price, so just wondered if I would be making a grave error acquiring a short lease?
If you need a home loan that many years will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
How straightforward is it to use your search tool to get a quote from a conveyancing practitioner in Silsoe on the authorised to act for my mortgage?
1st select a lender such as Halifax, Norwich and Peterborough Building Society or Clydesdale then type in your preferred area for example Silsoe. Conveyancing practices in Silsoe and nationally will then be shown.