I am not well enough to travel far from Harehills. Can you please explain the reason why all Harehills conveyancing practitioners aren't automatically on all lender panels?
Lenders ordinarily impose restrictions on either the nature or volume of conveyancing solicitors on their panel. Frequent examples of such restriction(s) being that a firm needs to have at least two partners. As well as restricting the structure of firm, some banks made a decision to restrict the size of their panel they allow to represent them. You should note that building societies have no liability for the standard of conveyancing given by any Harehills solicitor on their panel. Mortgage fraud was the primary trigger for the culling of conveyancing panels a few years ago notwithstanding that there are differing assessments concerning the extent of solicitor involvement in some of that fraud. Data via HMLR indicates that thousands of law organisations only carry out less than three conveyances annually. Those vindicating conveyancing panel cuts ask why conveyancing firms should have the right to remain on a conveyancing panel when clearly conveyancing is not their primary expertise?
My property lawyer in Harehills is not on the Godiva Mortgages Ltd Solicitor Panel. Can I still use my prefered solicitor even though they are excluded from the Godiva Mortgages Ltd approved list?
The limited options available to you here include:
- Complete the purchase with your preferred Harehills solicitors but Godiva Mortgages Ltd will need to use a conveyancer on their panel. This will inevitably rack up the total legal fees as well as cause frustration.
- Choose a new solicitor to to deal with the conveyancing, remembering to check they are Persuade your lawyer to use their best endeavours to join the Godiva Mortgages Ltd conveyancing panel
Is it the case that all Harehills solicitor firms on the Nationwide conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
After months of negotiation I have agreed a price on an apartment in Harehills. My financial adviser suggested a conveyancing practitioner. I paid an advanced payment of £150. Shortly after, the conveyancing practitioner called me to say that they were not on the Lloyds 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 Lloyds 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 due to exchange contracts on my apartment. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being difficult. The Harehills solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine 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 purchasing a house and the lawyer has referenced Chancel Repair to which the property could be liable given it’s proximity to the area of such a church. She has mentioned insurance. Is this strictly required for conveyancing in Harehills
Unless a prior purchase of the premises completed post 12 October 2013 you could take it that solicitors carrying out conveyancing in Harehills to continue to advocate a chancel search and or insurance against a claim.
Been reading online that Harehills solicitors are more costly than Harehills conveyancers in Harehills when it comes to buying a house. So is it better if I use a conveyancer or a solicitor where I am buying for my home move in Harehills.
When it comes to conveyancing in Harehills the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.