Am I correct in assuming that the fact that my solicitor in Charmouth is not on my lender's conveyancing panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 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 solicitor 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 contact the Charmouth conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Our Charmouth solicitor has uncovered a difference between the surveyor’s assumptions in the valuation report and what is in the legal papers for the property. My solicitor informs me that he is duty bound to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach correct?
Your lawyer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
I am helping my step-mother sell her house in Charmouth. Will the conveyancing solicitor arrange an energy assessment or do I organise this?
After the abolition of Home Information Packs, energy performance certificates was retained a mandatory element of selling a property. An energy performance certificate should be commissioned before the property is advertised. This is not as aspect of the sale process that law firms ordinarily organise. If you are using a Charmouth conveyancing lawyer they may be willing to arrange EPC’s given their relationships with long established local energy assessors
Is it the case that all Charmouth solicitor practices on the Virgin Money conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel in which case such firms would be governed by the CLC.
I am expecting a DIP 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 Charmouth solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Charmouth solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
How does conveyancing in Charmouth differ for new build properties?
Most buyers of new build premises in Charmouth contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because builders in Charmouth tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Charmouth or who has acted in the same development.
In searching the web for the term conveyancing in Charmouth it reveals numerous property lawyersin the vicinity. How do I determine which is the right conveyancer for purchase transaction?
The ideal way of choosing the right conveyancer is via personal referral, so enquire of friends and those you trust who have acquired a property in Charmouth or the reputable estate agent or mortgage broker. Fees for conveyancing in Charmouth differ, so it's sensible to secure a minimum of four costs illustrations from varying types of law firms. Be sure to seek confirmation that the charges are assured not to rise.