I can't travel far from Lichfield. Is there a reason why all Lichfield solicitors are not on all bank panels?
As inequitable as it may seem for mortgage companies to restrict who can represent them, from the public’s or conveyancer’s perspective, the other side of the coin is that lenders are becoming ever more anxious and consider it essential to shield themselves from illegal activities. As a consequence of this concern lenders have restricted their conveyancing panel to a manageable size.
As someone not used to the Lichfield conveyancing process what’s your top tip you can give me concerning the ownership transfer in Lichfield
Not many law firms shout this from the rooftops but conveyancing in Lichfield or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is an abundance of room for confrontation between you and other parties involved in the transaction. E.g., the seller, selling agent and on occasion your bank. Appointing a solicitor for your conveyancing in Lichfield is a critical decision as your conveyancer is your adviser, and is the ONLY party in the legal process whose interest is to protect your best interests and to protect you.
Sometimes a potential adversary will attempt to persuade you that you should follow their advice. As an example, the estate agent may claim to be assisting by suggesting your lawyer is wrong. Or your financial adviser may advise you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties in the conveyancing process.
I had intended to instruct a property lawyer in Lichfield for our house purchase. Our financial adviser has since notified us that our bank Nottingham Building Society won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most banks had an appetite for risk which was higher than today. Almost all Lichfield conveyancing firms would have been on many lender panels. The FSA in 2010 carried out a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders have regularly sought more data from law firms about their operations and the individuals who work for them as well as set certain criteria such a completing on a minimum amount of transactions. Many Lichfield conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Lichfield is one of the numerous areas where the conveyancers we list are are authorised to act for Nottingham Building Society.
My husband and I are first time buyers - had an offer accepted, yet the agent has warned us that the vendor will only proceed if we appoint their recommended solicitors as they are insisting on a ‘quick sale’. We would rather use a family solicitor with experience of conveyancing in Lichfield
It is highly unlikely the owners are behind this. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you are going to use your own,trusted Lichfield conveyancing solicitors - as opposed tothe ones that will provide their negotiator at the agency a introducer fee or achieve conveyancing thresholds pre-set by HQ.
A conveyancing company acted on my conveyancing in Lichfield half a dozen years past and was holding my deeds but has since been shut down – What steps do I now take to get hold of them?
Title deeds, as such, are no longer appropriate for most properties in Lichfield are recorded digitally at Land Registry. Where you need to establish ownership or are disposing of or re-mortgaging your property lawyer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.