Am I correct in assuming that the fact that my solicitor in Shotley Bridge is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 Shotley Bridge conveyancing practice and enquire why they are no longer on the approved list for your bank.
My husband and I are purchasing a brand new duplex in Shotley Bridge and my lawyer is telling me that she has to the mortgage company to reveal incentives from the builder. I am under pressure to sign contracts and my preference is not to delay matters. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Can I be sure that the Shotley Bridge conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Shotley Bridge getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your transaction.
I am purchasing a property in Shotley Bridge. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that your lender is HSBC your lawyer must follow the formal requirements outlined in Section two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to HSBC where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties nationwide and is not isolated to Shotley Bridge.
After shopping around on the internet I have found a Shotley Bridge lawyer having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Shotley Bridge postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Shotley Bridge.
Is it best to go with a Shotley Bridge conveyancing practitioner who is local to the property I am purchasing? An old friend can execute the conveyancing however they are based a couple of hundredkilometers drive away.
The benefit of a local Shotley Bridge conveyancing practice is that you can visit the firm to execute paperwork, present your ID and apply pressure on them where appropriate. Having local Shotley Bridge know how is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and in the main were content that must outweigh using an unfamiliar Shotley Bridge conveyancing lawyer solely due to them being Shotley Bridge based.
Been searching for a conveyancer for freehold sale conveyancing in Shotley Bridge. I'm selling, uncomplicated no mortgage to discharge, no rush, currently empty. Got an estimate from a lawyer for nine hundred pounds plus VAT which is a little high given that its so straightforward. Is it possible to find less expensive fees for conveyancing in Shotley Bridge?
As it’s a sale only, 475 + VAT should be about the best for a Shotley Bridge solicitor firm.