I am selling my apartment in Wylam and the EA has just e-mailed to warn that the purchasers are appointing a new solicitor. The excuse is that the mortgage company will only engage with solicitors on their approved list. Why would a big named mortgage company only deal with specific law firms rather the firm that they want to appoint for their conveyancing in Wylam ?
UK lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Lenders blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose 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. The buyers are unlikely to have any sway in the decision.
Having sold my house in Wylam last November yet the purchaser is texting every few hours to say his lawyer is waiting to hear from mylawyer. What are the post completion sale legalities following completion?
Post completion of your disposal your solicitor is committed to send the transfer documentation and all of the paperwork to the buyer’s conveyancer. If applicable, your lawyer must also evidence that the mortgage has been redeemed to the purchasers lawyers. There are no post completion requirements unique to conveyancing in Wylam.
I am planning to acquire a flat and need a conveyancing solicitor in Wylam who is on the Barclays approved. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays in certain locations such as Wylam. We dont recommend any particular firm.
I used Action Conveyancing a few years ago for my conveyancing in Wylam. Now, I need the files but cannot find the solicitor. What do I do?
You should 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 Wylam 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.
Due to the advice of my in-laws I had a survey completed on a property in Wylam prior to retaining solicitors. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some lenders may not give a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wylam. Conveyancing will be smoother if you use a solicitor in Wylam especially if they are acquainted with such properties in Wylam.
Can you set examples of compelling advantages to instructing a high street conveyancer in Wylam
Home movers in Wylam opt for a nearby high street solicitor so that they can visit if they have problems, and to sign paperwork without using the Royal Mail.
There is a marginal advantage in using a conveyancing practitioner local to the premises you are buying, due to the knowledge of the locality and possible local issues - however this is moot. Many conveyancers conduct their work via email and could be any place in the world.