Are all Fleet Conveyancing Quality Solicitors on the Yorkshire BS conveyancing list of approved practices?
Some major banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
Is it the case that all Fleet solicitor firms on the Barclays conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Barclays approved list of solicitors they would need to be governed by the SRA. Many mortgage companies do permit licenced conveyancers on their panel and in such a situation the organisation would be regulated by the CLC.
I recently had an offer agreed on a house in Fleet. My mortgage broker pressured me to appoint their property lawyer. I paid an upfront payment of £150. A few days later, the conveyancing practitioner contacted me to say 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.
The deeds to my house are lost. The solicitors who handled the conveyancing in Fleet 5 years ago no longer exist. What are my options?
These day there are copies made of almost everything, and your conveyancer will know exactly where to look for all the suitable paperwork so you can purchase or sell your house without any difficulty. Where copies can’t be located, your lawyer can put in place insurance or indemnities protecting you against possible claims on the property.
How does conveyancing in Fleet differ for new build properties?
Most buyers of new build residence in Fleet approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is built. This is because developers in Fleet tend to acquire 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 conveyancing solicitors 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 accustomed to new build conveyancing in Fleet or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, no chain conveyancing. Fleet is the location of the property. Can you offer any assistance?
Flying freeholds in Fleet are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Fleet you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Fleet may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I need to find a conveyancing solicitor for my conveyancing in Fleet. I have discover a site which seems to have the ideal solution If it is possible to get all formalities completed via email that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?