I am in the process of selling my flat in Yarmouth and the EA has just e-mailed to advise that the buyers are appointing a new conveyancer. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their conveyancing panel. Why would a leading mortgage company only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Yarmouth ?
UK lenders have always had an approved set of law firms that can act for them, but in the past few years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Banks attribute this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms 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 buyers are unlikely to have any sway in the decision.
I am buying a property and need a conveyancing solicitor in Yarmouth who is on the Bank of Ireland solicitor. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Bank of Ireland in certain locations such as Yarmouth. We dont recommend any particular firm.
What is the difference between a licensed conveyancer and conveyancing solicitor in Yarmouth
There are many recorded licenced Conveyancers in Yarmouth and Solicitor practices in Yarmouth who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also handle associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We were going to get a DIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Yarmouth solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Yarmouth solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
Completion of my purchase has taken place for my property in Yarmouth. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Despite weeks of looking the Title Certificate and documents to my property are lost. The solicitors who dealt with the conveyancing in Yarmouth 4 years ago are no longer around. What are my next steps?
As long as you have a registered title the information relating to your ownership will be evidenced by the Land Registry with a Title Number. It is easy to execute a search at the Land Registry, identify your house and obtain up to date copies of the property title for a small fee. If the title is Leasehold then the Land Registry will also normally retain a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
As co-executor for the estate of my grandfather I am selling a property in Monmouth but I am based in Yarmouth. My lawyer (based 300 kilometers awayrequires that I execute a stat dec before completion. Could you suggest a conveyancing practitioner in Yarmouth to witness this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Yarmouth based
My wife and I have appointed a Yarmouth conveyancing solicitor for our house purchase (novice purchasers) and have noticed in the Ts and Cs that they are not overseen by the Financial Conduct Authority. Need I be concerned or is that the norm with lawyer?
We can't see why they should be. Most lawyer don't lend money. You should check that they are governed by the SRA, who set strict laws in relation to monies sitting by them.