Is the fact that my conveyancer in Thornton is not on my bank's conveyancing panel that there is a problem with the standard of his conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. If you are concerned you should simply call the Thornton conveyancing firm and enquire why they are no longer on the approved list for your bank.
Can your site be used to find a Conveyancing solicitor in Thornton even if I’m not buying or disposing of a house, for instance where I want to acquire an office in Thornton with a mortgage from Bank of Scotland?
The service is mainly used to help choose domestic conveyancing solicitors in Thornton but we have recorded at the end of this page some Thornton commercial conveyancing firms. You will need to speak with the company directly to establish if they are also authorised to represent Bank of Scotland
My lawyer in Thornton has never been on on the The Royal Bank of Scotland Conveyancing Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are not on the The Royal Bank of Scotland list of approved lawyers?
Your options are as follows:
- Carry on with your preferred Thornton lawyers but The Royal Bank of Scotland will need to instruct a solicitor on their list of acceptable firms. This will result in additional total legal fees as well as cause frustration.
- Choose a new practitioner to act in the purchase, remembering to check they are on the The Royal Bank of Scotland panel
What is your number one tip for finding a conveyancing solicitor in Thornton
It would be unwise to be seduced by the cheapest Thornton conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
The mortgage over my property is with UBS for my property in Thornton. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
UBS must be informed of your intention in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel firm.
It is unclear whether my lender requires a lease extension. I have telephoned my Thornton building society branch on numerous occasions and was told they are content with the situation and they will lend. My Thornton conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
The conveyancing practitioner has to comply with the CML Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am looking into buying my first house which is in Thornton and I am already nervous. I couldn't find anything specific about Thornton. Conveyancing will be needed in due course but do you know about the Thornton area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Thornton. In the meantime here are some basic statistics that we found
Are Thornton conveyancing solicitors duty bound by the Law Society to supply clear conveyancing costs?
Inbuilt into the Solicitors Code of Conduct are specific rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not to be regarded as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, represent the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Thornton or further afield.