Am I correct in assuming that the fact that my solicitor in St Agnes is not on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 contact the St Agnes conveyancing firm and ask them why they are no longer on the approved list for your lender.
In the event thatI was to buy a simple residential housein St Agnes for cash and have no survey and no local authority searches how much should I expect to to save on my conveyancing in St Agnes?
Any savings you would gain would be isolated to the St Agnes conveyancing searches. Your solicitor still got to do everything else - money laundering, correspond with your sellers conveyancing practitioner, stamp duty submission, register the property etc. A marginal saving might be made by not having to register a charge however it will not be a lot.
When it comes to mortgage companies such as UBS, do St Agnes conveyancers have to pay a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
We have agreed to purchase a house in St Agnes. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nottingham be concerned?
As you are obtaining a mortgage with Nottingham your lawyer must comply with the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and lawyers are required to report to Nottingham where a lease fails to comply with these conditions. The provisions relate to the installation of panels on properties countrywide and is not isolated to St Agnes.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being difficult. The St Agnes solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Arc property Solicitors several years past for my conveyancing in St Agnes. Now, I need the files but the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in St Agnes of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Is there anything unique about your site and other online quote calculators when it comes to conveyancing in St Agnes?
At this site obtain an accurate costs illustration via a Solicitor or Licensed Conveyancer that understands the issues for your conveyancing in St Agnes. Unlike many estate agents and brokerage sites we do not have referral arrangements with solicitors. Many agents and online brokers 'recommend' solicitors that pays the most per referral, rather than the best value conveyancing in St Agnes
I am a couple of weeks into a leasehold purchase having been recommend to a firm by the selling agent to carry out the conveyancing in St Agnes. I am am starting to be dissatisfied with the quality of service. Can you help me find new solicitors?
They would need to be very bad to suggest diss instructing them. Has your mortgage offer been issued? If so you will need to inform them of the new contact details and get the mortgage documents are re-issued. Your new conveyancer should be on the lenders panel to avoid added costs and complications. That should be your first question of the new solicitors. The search tool should assist you in finding a bank approved conveyancer for your conveyancing in St Agnes