I am in the process of selling my house in Crickhowell and the estate agent has just telephoned to say that the purchasers are changing their conveyancer. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a leading lender only work with specific law firms rather the firm that they want to select to handle their conveyancing in Crickhowell ?
Banks have always had panels of law firms that can act for them, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. 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 are unaware that 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 impact on this.
My Conveyancer in Crickhowell has never been on on the Britannia Solicitor Panel. Can I still retain my family solicitor even though they are excluded from the Britannia panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Crickhowell lawyers but Britannia will need to use a conveyancer on their panel. This will inevitably rack up the overall legal fees and cause delays.
- Choose a new solicitor to act in the conveyancing, remembering to check they are Britannia approved.
- Try to convince your Britannia based solicitor to try to join the Britannia panel
We are purchasing a property and the conveyancer has mentioned Chancel Repair to which the property could be obligated to contribute to given it’s proximity to the area of such a church. She has suggested insurance. Is this strictly appropriate for conveyancing in Crickhowell
Unless a prior acquisition of the premises took place post 12 October 2013 you can expect lawyers conducting conveyancing in Crickhowell to remain encouraging a chancel search and or insurance against a claim.
Is it possible to transfer to a new conveyancer as I need to choose one who is on the The Royal Bank of Scotland conveyancing panel. I was using a family conveyancing solicitor in Crickhowell five minutes from me but the firm is not approved by The Royal Bank of Scotland
We will our best to assist in finding you a conveyancing solicitor in Crickhowell on the The Royal Bank of Scotland panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Crickhowell. In making use of the find a conveyancing solicitor tool on this page, you can compare charges for conveyancing solicitors in Crickhowell and throughout England and Wales.
We are 17 days into a freehold purchase having been directed to solicitors by the high street agent to do our conveyancing in Crickhowell. I am not happy. Can you help me find new solicitors?
They would need to be very poor in order to consider diss instructing them. Has the mortgage offer been generated? In the event that it has you must advise them of the replacement solicitor and ensure the loan are re-sent. Your conveyancer should be on the banks approved list to avoid added expenses and complications. That should be your starting point. Our find a solicitor tool should assist you in finding a lender approved solicitor for your home move in Crickhowell