I am in the process of selling my flat in Winterbourne and the EA has just telephoned to advise that the buyers are appointing a new law firm. The reason given is that the bank will only engage with solicitors on their approved list. On what basis would a big named mortgage company only deal with specific law firms rather the firm that they want to select to handle their conveyancing in Winterbourne ?
Banks have always had an approved set of law firms they are content to work with, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
We note that you have a search directory listing solicitors on the Santander conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Winterbourne?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Winterbourne.
When reviewing online forums for an affordable solicitor in Winterbourne, most post that I should instruct a CQS kitemarked lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in buying or selling property, trusted by some of the UK's major lenders. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Council of Licensed Conveyancing. Winterbourne is one of the many areas of the UK where there are CQS lawyers.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Winterbourne?
Two types of professional can carry out conveyancing in Winterbourne namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the disposal or acquisition of property. They are both duty bound to conduct Winterbourne conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally conducted and that the requisite steps will be accurately adhered to.
I happen to be the sole beneficiary of my late mum's estate with all property in now in my sole name, including the house in Winterbourne. The Winterbourne property was put into my name in January. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the house in January. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. many mortgage companies would take a practical view as this clause principally exists to pick up on the purchase and immediately sell or the flipping of properties.
I have decided to exercise my right to buy my property in Winterbourne off the council. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.
I used Action Conveyancing several years past for my conveyancing in Winterbourne. I now require my file but the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Winterbourne of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been advised by three or four local selling agents in Winterbourne to select a solicitor using your seach tool. What’s the financial incentive for Estate Agents to recommend your site rather than another?
We refuse to offer any commission for sending work to this site. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.