I can't travel far from Woodstock. I would like to know the understand why all Woodstock lawyers aren't included on all mortgage company panels?
A decade ago most lenders exhibited an approach to risk which differs from the current day. The FSA in 2010 carried out a thematic review into property fraud which concluded: know the lawyers on your panel. As a result, mortgage companies have subsequently looked to extract more data from law firms concerning their processes and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Many firms have been excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the criteria of volume of transactions the lenders required.
Is it the case that all Woodstock solicitor firms on the Kent Reliance conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do permit licenced conveyancers on their panel and in that case the firms would be overseen by the CLC.
We expect to receive a AIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Woodstock solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Woodstock solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
My offer was accepted on a house in Woodstock on 27/12/2024, valuation was booked 3 days after, all came back fine. Solicitor instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Are HSBC entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The solicitors who handled the conveyancing in Woodstock 10 years ago are no longer around. What do I do?
You no longer need to hold title official documentation to prove you own the land or property, given that the Land Registry hold details of all registered land or property electronically.
Given that I am about to part with over three hundred thousand on 3 bedroom house in Woodstock I would like to talk to a lawyer concerning thetransaction ahead of giving the go ahead to the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the solicitor who will be conducting your property ownership legalities in Woodstock.There is no ‘factory style conveyancing’ - each client is unique individual, not a matter number. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Woodstock should be the figure that you end up paying.
As co-executor for the will of my grandmother I am selling a residence in Monmouth but reside in Woodstock. My lawyer (based 260 kilometers from merequires that I execute a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Woodstock to attest this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Woodstock based
I was told by my bank that their approved solicitors operate no sale no charge basis for conveyancing in Woodstock. My purchase fell through and now the conveyancers want search fees! They say the fees are nothing to do with their fees!
By offering "no move no fee" Woodstock conveyancing practices are writing off their charges for any work carried out. We should make it clear that this is NOT an insurance scheme. Disbursements aren’t covered – where the conveyancing practitioner have to pay money out to independent parties, e.g. Woodstock local search fees