Is the fact that my solicitor in Trowbridge is not on my bank's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 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 solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Trowbridge conveyancing practice and ask them why they are no longer on the approved list for your lender.
We were just about to exchange contracts for a garden flat in Trowbridge. We encountered a stumbling block. The mortgage offer with Bank of Scotland runs out on 31/3/2025 but the vendors are insisting on a completion date of 2/4/2025. Can one prolong the loan expiry date?
The best person to address this concern is your solicitors who will determine whether he or she is corresponding with the mortgage broker, vendor’s solicitors, estate agents or possibly all three taking into account the circumstances your conveyancing to date.
I have an AIP. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would prefer to appoint a Trowbridge based conveyancing firm?
Do check but the the probability is that allocate you one of their panel conveyancers where you take up the "fee-free" offer. Contact the mortgage company to see if they allow a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor near Trowbridge.
I am purchasing a house and the conveyancer has raised the issue of Chancel Repair to which the property could be obligated to pay as it falls into the area of such a church. He has mentioned insurance. Is this strictly warranted for conveyancing in Trowbridge
Unless a previous purchase of the premises completed after 12 October 2013 you may take it that conveyancing practitioners handling conveyancing in Trowbridge to continue to advocate a chancel search and or insurance against a claim.
Are there any apps to help search for a Trowbridge conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 15kilometers to attend the conveyancer.
Feel free to make use of the find a conveyancing panel search on this website. Please choose the lender and your location, in this case Trowbridge and you will see a number of lawyer located nearest Trowbridge. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the bank solicitor panel.