Is the fact that my solicitor in Norton Woodseats is not listed on my lender's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. Just recently a report by the solicitors regulator revealed 76% 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 simply call the Norton Woodseats conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
We are looking to buy a flat and need a conveyancing solicitor in Norton Woodseats who is on the Nationwide approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Nationwide . We don't recommend any particular firms conducting conveyancing in Norton Woodseats.
I am looking to buy a house and require a conveyancing solicitor in Norton Woodseats who is on the The Mortgage Works approved. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for The Mortgage Works in certain locations such as Norton Woodseats. We dont recommend any particular firm.
My wife and I are buying a flat in Norton Woodseats. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to send money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
is it true that all Norton Woodseats solicitors on the HSBC conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the HSBC conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do list licenced conveyancers on their panel in which case such practice would be regulated by the Council of Licensed Conveyancers.
We previously chose conveyancers located in Norton Woodseats on the Principality solicitor approved list. They have just billed me a further charge for the legal aspects of the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?
Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer may levy a fee for this. The charge is not dictated by Principality but by your Norton Woodseats conveyancing practitioner. Some firms on the Principality panel will levy an ‘acting for lender’ fee and others do not.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Norton Woodseats is the location of the property. Can you offer any advice?
Flying freeholds in Norton Woodseats are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Norton Woodseats you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norton Woodseats may determine 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.