Is the fact that my conveyancer in Turvey is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her work?
That would more than likely be a wrong assumption to make. There are plenty of plausible 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 lawyer 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 Turvey conveyancing practice and enquire why they are no longer on the approved list for your lender.
We just had an offer accepted to buy with Coventry BS. I dropped in a few local firms yet cant to find a Turvey conveyancing firm on the Coventry BS panel. Can you assist?
Feel free to make the most of the search tool on this web page. Please choose the building society and type Turvey or your location and you will discover a number of lawyer located in Turvey or by proximity to you.
After weeks of negotiation I have agreed a price on a house in Turvey. My mortgage broker recommended their conveyancers. I paid an on account payment of £225. A couple of days later, the solicitor contacted me sheepishly admitting that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being problematic. The Turvey solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
Our offer on a property in Turvey has been accepted, but there is a chain. The owners have offered on a flat, however it’s not been accepted yet, and are looking at other properties booked. I have instructed a nearby conveyancing solicitor in Turvey. What do I do now? At what point should I apply for the mortgage with Yorkshire BS?
It is normal to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then valuation, Turvey conveyancing search fees, etc). First, you should check that your solicitor is on the Yorkshire BS approved list. Concerning the subsequent phase this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a hot market some purchasers would apply for the mortgage with Yorkshire BS and pay for the valuation and only if it was satisfactory would they request their solicitor to press on with the conveyancing in Turvey.
My wife and I are selling our home in Turvey and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed an internet conveyancing practice rather than a conveyancing solicitor in Turvey. We have lived in Turvey for six years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
What is different about your site and alternative internet conveyancing solicitors for conveyancing in Turvey?
At this site secure a conveyancing costs illustration via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Turvey. As opposed to estate agents and many comparison sites we do not have commission arrangements with solicitors. Some agents and online brokers 'recommend' the firm who pay the highest commission, not the best value conveyancing in Turvey
Much to my surprise my property lawyer in Turvey is asking me for identification documents saying that this is part of his obligations as a conveyancer on the bank Conveyancing panel. Am I being spun a yarn?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the mortgage company. This is not specific to conveyancing in Turvey