Am I correct in assuming that the fact that my conveyancer in Weldon is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of her conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed 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. Where you are concerned you should contact the Weldon conveyancing practice and enquire why they are no longer on the approved list for your bank.
My husband and I are purchasing a newly constructed apartment in Weldon and my conveyancer is informing me that she has to the lender to disclose incentives from the developer. The Estate Agents are hassling me to exchange contracts and I don't want to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
How up to date is your database of Weldon solicitors on the Bank of Ireland conveyancing panel? Do Bank of Ireland send you an updated list?
Weldon conveyancing firms themselves provide us confirmation that they are on the Bank of Ireland conveyancing panel as opposed to being supplied with a list from Bank of Ireland directly.
Do I have to attend the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Weldon so that I can pop in to their offices if required.
Most approved lawyers for lenders carry out their communications via Royal Mail, e-mail or over the phone. This means that they can undertake the legal work for your home move regardless of where you live in England or Wales. Nevertheless you can check if you can still book an appointment to visit conveyancing lawyer if you prefer.
My wife and I are purchasing a apartment in Weldon. I might seem paranoid but how we can trust a solicitor? At some point we will need to send funds into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
is it true that all Weldon conveyancing solicitors on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel and in that case the practice would be governed by the CLC.
We expect to receive a OIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Clydesdale recommend any Weldon solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Weldon solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
I used Action Conveyancing a few years past for my conveyancing in Weldon. I now require my file but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 Weldon of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.