Am I correct in assuming that the fact that my solicitor in Tunbridge Wells is not on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Should you be concerned you should simply call the Tunbridge Wells conveyancing firm and enquire why they are no longer on the approved list for your lender.
We wanted to use a conveyancing solicitor in Tunbridge Wells for our house move. Our broker informed us that our mortgage company Bank of Ireland won't deal with them. Surely this is unfair competition?
Banks normally restrict either the category or the volume of conveyancing firms on their member panel. Typical examples of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the type of firm, some have decided to limit the number of firms they permit to act for them. Be aware that Bank of Ireland have no responsibility for the quality of advice provided by any member of Bank of Ireland Conveyancer Panel. Mortgage fraud was a primary driver in the reduction of conveyancing panels since 2008 even though there remains mixed opinions about the level of solicitor involvement in some of that fraud. Data from the Land Registry reveal that plenty of law firms, including some in or near Tunbridge Wells only execute very few conveyances per annum.
A colleague recommended that where I am buying in Tunbridge Wells I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Tunbridge Wells conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Tunbridge Wells around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Tunbridge Wells Education with maps and statistics, Local Amenities and other useful information about Tunbridge Wells.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Tunbridge Wells is where the house is located. Can you offer any opinion?
Flying freeholds in Tunbridge Wells are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tunbridge Wells you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tunbridge Wells may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I was advised by numerous property agents in Tunbridge Wells to choose a property lawyer on your site. Is there a financial advantage for Estate Agents to promote your site over another?
We refuse to give any financial incentive for directing people in our direction. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
Is it true that a Tunbridge Wells conveyancing practice taken to court by clients for failing to conduct comprehensive conveyancing searches?
Our attention has not be brought to such a Tunbridge Wells conveyancing claim but according to a recent report, clients buying a house elsewhere in England successfully sued their property lawyer due to development permission to erect a wind farm not being picked up in conveyancing searches.
Where you are contemplating buying a home in Tunbridge Wells It is essential that your conveyancer purchase all Tunbridge Wells conveyancing searches required to ensure you have accurate and current information ahead of buying a home in Tunbridge Wells.