Am I correct in assuming that the fact that my conveyancer in Great Barr is not on my mortgage company's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 contact the Great Barr conveyancing firm and enquire why they are no longer on the approved list for your lender.
Would the conveyancing solicitors that you recommend execute auction conveyancing in Great Barr?
We know of a number of niche lawyers we can put you in touch with those specialising in auction conveyancing. Great Barr is one of our locations where our lawyers have offices.
Does a directory service exist listing HSBC panel solicitors in Great Barr on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few lenders make their panel listings visible on the web. Where you are seeking to appoint a Great Barr conveyancing practitioner on the HSBC please use our tool.
After weeks of negotiation I have agreed a price on an apartment in Great Barr. My financial adviser pressured me to appoint their property lawyer. I paid an advanced payment of £200. 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 house. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, HSBC are being pedantic. The Great Barr solicitor who is on the HSBC conveyancing panel is saying indemnity insurance will be fine but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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.
Should I be suspicious by brokers that I am dealing with are encouraging me to use a web based conveyancing firm rather than a local Great Barr conveyancing company?
As with lots of professional services, often input from connections can be worth their weight in gold. Nevertheless there are many players in a conveyancing transaction; estate agents, mortgage brokers and banks might all suggest conveyancers to select. Sometimes the lawyers might be known to one of the organisations as being good in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You have the discretion to appoint your own conveyancer. However, bear in mind that most mortgage providers have an approved list of solicitors you are obliged to use for the lender related work in your house move.
My husband and I are a fortnight into a freehold purchase having been directed to conveyancers by the high street agent to do our conveyancing in Great Barr. I am am starting to be frustrated with the level of service. Could you you assist me in finding new conveyancers?
They would have to be really poor to suggest replacing them. Has your loan offer been sent? In the event that it has you will need to advise them of the new contact details and have the offer are issued to the new lawyers. Your solicitor ideally should be on the mortgage company panel to avoid added charges and frustration. So that should be your starting point. The search tool will assist you in finding a lender approved conveyancer for your home move in Great Barr