We wanted to use a property lawyer in Silverton for our home move. Our broker has since advised us that our bank Bank of Scotland won't deal with them. Why is this not regarded as unduly restrictive?
Banks in the main imposes restrictions either the type or the volume of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the profile of firm, some have limited the number of firms they use to act for them. You should note that Bank of Scotland have no responsibility for the quality of advice provided by any member of Bank of Scotland Conveyancer Panel. Mortgage fraud was a key driver in the reduction of conveyancing panels a few years ago even though there remains mixed opinions concerning the level of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that hundreds of law firms, including some in or near Silverton only perform very few conveyances a year.
Is it the case that all Silverton solicitor practices on the Santander conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Santander conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
We are getting a further advance on our home loan from RBS as we intend to conduct alterations to our home in Silverton. Are we obliged to choose a local Silverton solicitor on the RBS conveyancing panel to handle the legals?
RBS don't usually require a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.
We were going to get a DIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Silverton solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Silverton solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I am buying a property and the lawyer has referenced Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this really appropriate for conveyancing in Silverton
Unless a prior purchase of the premises took place post 12 October 2013 you can take it that lawyers carrying out conveyancing in Silverton to remain encouraging a chancel search and or chancel repair liability policy.
What does commercial conveyancing in Silverton cover?
Commercial conveyancing in Silverton covers a broad range of guidance, offered by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, 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 loans and the termination of leases.
We are 18 days into a residential purchase having been directed to conveyancers by the estate agent to execute conveyancing in Silverton. I am am extremely dissatisfied with the quality of service. Could you help me find new lawyers?
They would have to be really poor in order to consider diss instructing them. Has your loan offer been generated? If so you need to advise them of the new contact details and have the mortgage documents are re-issued. The solicitor ideally should be on the lenders approved list to avoid added expenses and complications. That should be your first question of the new solicitors. The find a solicitor tool should help you find a bank approved solicitor for your conveyancing in Silverton
New build sellers have put forward a property lawyer and I've received a quote from them. It's nearly £300 less expensive than my own Silverton conveyancing practitioner. Should I use them?
Builders frequently have lists of property lawyers who are quick and who know the developer’s contract and property lawyer. Plenty of developers offer an inducement to use a preferred solicitor for this reason, any increased fees can be avoided and a builder will not put forward a conveyancing factory and run the risk of having the conveyancing stall when they want exchange within a tight time frame. The argument for not opting for the suggested conveyancer is that they may be unwilling to fight for your interests for fear of alienating the housebuilder. Where you have concerns that this may be the situation you should remain with your local Silverton conveyancing practitioner.