Unfortunately I am unable to travel far from Shipston on Stour. I would like to know the logic why all Shipston on Stour conveyancing practitioners are not on all mortgage company panels?

Lenders ordinarily impose restrictions on either the type or the number of conveyancing practices on their panel. A common example of such restriction(s) being that the organisation is required to have at least two partners. As well as restricting the type of firm, some lenders made a decision to restrict the number of practices they permit to represent them. It is worth noting that building societies have no liability for the accuracy of service provided by any Shipston on Stour solicitor on their panel. Property fraud was the key driver in the rationalisation of solicitor panels in the last decade even though there are conflicting thoughts about whether solicitors sat at the center of that fraud. Statistics from the Land Registry exposes that thousands of conveyancing practices only conduct less than three conveyances annually. Those supporting conveyancing panel pruning question why law firms should have any entitlement to be on a bank panel when it is evident that property law is not their primary expertise?

The Shipston on Stour conveyancing firm handling our Shipston on Stour conveyancing has discovered an inconsistency between the information in the valuation survey and what is in the conveyancing documents. My solicitor says that he is duty bound to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s approach correct?

Your solicitor must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

What is the difference between a licensed conveyancer and conveyancing solicitor in Shipston on Stour

There are many registered licenced Conveyancers in Shipston on Stour and Solicitor firms in Shipston on Stour to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. The two can handle associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

I am currently in the process of buying my council flat in Shipston on Stour. I have a mortgage offer with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.

I had an offer accepted on an apartment in Shipston on Stour on 2/10/2024, valuation was booked 4 days later, received a clean bill of health. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to RBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the RBS conveyancing panel. Are RBS entitled to hold back the Mortgage pending the lawyer being on the approved list?

Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.

Should my solicitor be raising questions regarding flooding as part of the conveyancing in Shipston on Stour.

The risk of flooding is if increasing concern for lawyers dealing with homes in Shipston on Stour. Some people will buy a house in Shipston on Stour, fully expectant that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.

Solicitors are not best placed to impart advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Shipston on Stour. The conventional set of property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the vendor to discover whether the property has historically flooded. If flooding has previously occurred and is not revealed by the owner, then a purchaser may bring a legal claim for losses resulting from an incorrect reply. The purchaser’s solicitors should also carry out an enviro search. This should indicate if there is any known flood risk. If so, more detailed inquiries will need to be made.

I was advised by numerous estate agents in Shipston on Stour to get a quote from a property lawyer on your site. What’s the financial advantage for Estate Agents to promote your services rather than a competitor’s?

We refuse to make any referral fee for sending work to this site. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.