Me and my fiance are buying a 3 bedroom apartment in Tetbury with a mortgage. We like our Tetbury lawyer, however the lender advise he's not on their "panel". It appears that we have little option but to appoint one of the bank panel solicitors or continue with our Tetbury solicitor and pay for one of their panel ones to represent them. We feel that this is unjust; are we not able to demand that the lender use our Tetbury property lawyer ?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Tetbury conveyancing solicitor to apply to be on the conveyancing panel.
I am assisting my mother sell her property in Tetbury. Will the conveyancing solicitor commission the EPC or it is for the seller to coordinate?
Following the demise of Home Packs, EPC’s became a required element of moving property. An energy performance certificate must be to hand prior to the property being put on the market. It is not a task that solicitors ordinarily arrange. Where you are instructing a Tetbury conveyancing lawyer they may help arrange EPC’s due to their contacts with long established local providers
Is it the case that all Tetbury solicitor practices on the Virgin Money conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be governed by the SRA. Many banks do permit licenced conveyancers on their panel and in that case the firms would be regulated by the Council of Licensed Conveyancers.
We were going to get a OIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Tetbury solicitors on the Nottingham conveyancing panel, or is it better to go independently?
You will need to appoint Tetbury solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
Just bought a terraced house in Tetbury , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Tetbury conveyancing solicitor has been very slow, so I want to check that my purchase is registered.
As far as conveyancing in Tetbury is concerned, registration is no quicker or slower than the rest of the country. Rather than based on location, timeframes can differ subject to who lodges the application, whether there are errors and if the Land registry communicate with any 3rd persons or bodies. As of today roughly three quarters of submission are fully addressed within two weeks but occasionally there can be longer delays. Historically registration takes place once the new owner is living at the premises thus post completion formalities is not typically top priority but if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for an expedited registration.
Should I be concerned that estate agents that I am dealing with are suggesting an internet conveyancing firm as opposed to a High Street Tetbury conveyancing firm?
As with many professional services, often recommendations from relatives can be most helpful. But there are many people with a keen interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies may put forward solicitors to select. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the recommendation. You are at liberty to select your own conveyancer. However, bear in mind that most banks have an approved list of conveyancers you must use for the lender aspect of your home move.
We are a couple of weeks into a residential purchase having been recommend to conveyancers by the estate agent to perform conveyancing in Tetbury. I am am starting to be disappointed with the quality of service. Could you help me find new solicitors?
A solicitor would have to be really bad in order to consider changing them. Has your loan offer been sent? If so you need to advise them of the new contact details and have the offer are re-sent. Your solicitor ideally needs to be on the banks approved list to avoid added charges and complications. So that should be your starting point. The search tool should help you find a bank approved conveyancer for your home move in Tetbury