Is the fact that my solicitor in Yeading is not on my bank's solicitor panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Yeading conveyancing firm and ask them why they are no longer on the approved list for your bank.
Our son-in-law is purchasing a house that has just been built in Yeading with a mortgage from UBS. His conveyancer has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the UBS conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We see that you have a search directory listing firms on the Skipton conveyancing panel. Do companies pay you a referral fee if I instruct them for our conveyancing in Yeading?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Yeading.
I have been advised by my lawyer that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Yeading?
The appropriate level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
I recently had an offer agreed on a house in Yeading. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £175. A couple of days later, the solicitor contacted me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my apartment. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being problematic. The Yeading solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am thinking of appointing a conveyancing lawyer in Yeading for my house move. Is it possible to check a firm’s complaints history with the legal regulator?
You may see documented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The SRA sometimes recorded call for training purposes.
We have instructed a Yeading conveyancing solicitor for our home move (FTB’s) and have spotted in the Ts and Cs that they are not regulated by the Financial Conduct Authority. Should I be concerned or is that standard with lawyer?
We can't see why they should be. Most property lawyer don't lend money. They should be regulated by the Solicitors Regulation Authority, who set strict laws regulating amounts sitting in their bank.