I am nearing exchange of contracts for my flat in Saltney and the EA has just e-mailed to warn that the buyers are appointing a new solicitor. The excuse is that the lender will only work with solicitors on their conveyancing panel. Why would a big named lender only deal with specific law firms rather the firm that they want to select to handle their conveyancing in Saltney ?
Lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Mortgage companies justify this action to a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are unlikely to have any sway in the decision.
My Solicitor in Saltney is not listed on the Santander Conveyancing Panel. Can I still use my prefered solicitor even though they are excluded from the Santander panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Saltney solicitors but Santander will need to retain a conveyancer on their panel. This will result in additional overall legal fees and result in frustration.
- Find a new lawyer to act in the purchase, obviously checking they are Santander approved.
- Persuade your Santander based solicitor to try to join the Santander panel
Me and my brother purchased a terraced Georgian house in Saltney. Conveyancing lawyer represented me and Clydesdale. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold under the matching property. Is it worth asking Clydesdale to clarify?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Saltney and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with your conveyancing practitioner who conducted the purchase.
Taking into account that I am about to part with hundreds of thousands of pounds on a house in Saltney I would like to talk to a conveyancer concerning thetransaction before appointing the firm. Can this be arranged?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you first talking to the solicitor who will be doing your conveyancing in Saltney.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Saltney should be the figure that you end up paying.
I am 3 weeks into a leasehold purchase having been recommend to conveyancers by the high street agent to carry out the conveyancing in Saltney. I am am extremely disappointed with the level of service. Could you help me find new lawyers?
They would have to be very poor to suggest changing them. Has your mortgage offer been generated? In the event that it has you need to inform them of the new contact details and have the loan are re-sent. Your conveyancer needs to be on the lenders approved list to avoid added fees and delays. So that should be your starting point. Our search tool can help you find a lender approved solicitor for your conveyancing in Saltney