I am six weeks into the sale of my house in Toton and the estate agent has just telephoned to warn that the purchasers are changing their conveyancer. The reason given is that the lender will only work with solicitors on their conveyancing panel. On what basis would a leading mortgage company only deal with specific solicitors rather the firm that they want to select for their conveyancing in Toton ?
UK lenders have always had panels of law firms that can act for them, but in the last few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that 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 impact on this.
Me and my wife are buying our first house. The property lawyer has messagedto ask if we want to order extra conveyancing searches. We are really unsure what's necessary for conveyancing in Toton
The extent of Toton conveyancing searches should be triggered based primarily on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall approach to risk. What matters is that you adequately comprehend what information each search could provide. You may then make a decision if you consider that you need that search. Where you are unsure, ask your conveyancer to explain.
It is a dozen years since I acquired my property in Toton. Conveyancing lawyers have recently been appointed on the sale but I can't find my title documents. Is this a major issue?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by the mortgage company or they may be in the possession of the conveyancers who oversaw your purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Toton involves registered property but in the rare situation where your property is not registered it is more problematic but is resolvable.
Do commercial conveyancing searches reveal planned roadworks that may affect a commercial estate in Toton?
Many commercial conveyancing solicitors in Toton will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Toton. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Toton.
For every commercial conveyancing transaction in Toton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Toton commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Toton.
We are a fortnight into a freehold purchase having been referred to solicitors by the estate agent to do our conveyancing in Toton. I am not happy. Can you help me find new lawyers?
They would have to be really poor to suggest replacing them. Has the mortgage offer been generated? In the event that it has you must make them aware of the replacement solicitor and have the mortgage documents are issued to the new lawyers. Your new solicitor ideally should be on the lenders panel to avoid escalating expenses and frustration. So that should be your starting point. Our find a solicitor tool will help you find a bank approved lawyer for your conveyancing in Toton
I am purchasing a house and need a conveyancing solicitor in Toton who is on the lender conveyancing panel. Can you recommend a Toton or local Toton conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who carry out conveyancing in Toton. We dont recommend any particular solicitor.