I am progressing with the sale of my home in Somerset and the estate agent has just telephoned to advise that the purchasers are switching law firm. The excuse is that the bank will only work with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only deal with certain law firms rather the firm that they want to choose for their conveyancing in Somerset ?
UK lenders have always had panels of law firms that can act for them, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say 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. The buyers are unlikely to have any sway in the decision.
Finally the sale completed on my house in Somerset last December but the buyer keeps texting every few hours to moan that her conveyancer needs to hear from myconveyancer. What are the post completion sale formalities now that I have sold?
Following your house sale your lawyer is obliged to deliver the transfer deeds and all additional paperwork to the buyer’s solicitors. Where relevant, your solicitor should also evidence that the legal charge in favour of the lender has been redeemed to the purchasers solicitors. There is unlikely to be post completion procedures just for conveyancing in Somerset.
How do I find out if the solicitor handling my conveyancing in Somerset is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Barnsley Building Society thus paying £187.00 plus VAT in further legal bill.
Feel free to make the most of the search tool on this page. Pick the mortgage company and type ‘Somerset’ or your location and you will discover numerous solicitors located in Somerset or near you.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who dealt with the conveyancing in Somerset 5 years ago have long since closed. What are my options?
Assuming you have a registered title the details of your ownership will be held by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, find your house and obtain up to date copies of the Registered Entries for less than a fiver. If the property is Leasehold then the Land Registry will usually retain a certified duplicate of the Registered Lease and again, a copy can be ordered for twenty pounds.
I have been sourcing a conveyancing lawyer in Somerset for my house move. Can I review a solicitor's record with the profession’s regulator?
Members of the public may read published Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator could recorded call for training purposes.
We are considering using a web based conveyancing practitioner ahead of a Somerset conveyancing firm. Should I ‘stay local’?
Advantages do exist in having the opportunity to pop in to a local Somerset conveyancing solicitor for instance
- signing documents same day
- often being able to speak to someone face-to-face can make a huge difference, particularly for more complex conveyancing
- the ability to complain if matters go pear-shaped
When comparing estimates, look carefully for hidden extras. Most decent Somerset high street solicitors give an all-inclusive figure. Often online companies appear to offer cheap fees, yet have hidden 'extras' in the in the terms and conditions.