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Ready to buy a new home? Failing to check that a lawyer is on the Adam & Co list of approved solicitors can put your transaction at risk of delay or failure.
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How easy is it to change a solicitor as I need to find one who is on the Adam & Company conveyancing panel. How easy is it to change conveyancer?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer you're considering.
I am due to complete my purchase next Tuesday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as he informs me that he is duty bound to validate that it is in order for Adam & Company. What risks do Adam & Company expect the insurance to cover?
Any lawyer on the Adam & Company conveyancing panel would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in Adam & Company’s Part 2 requirements of the CML Handbook (last updated on Adam & Company). Being on the Adam & Company conveyancing panel your lawyer is expect to follow these instructions.
I am looking to buy a flat and require a conveyancing solicitor in Liverpool who is on the Adam & Company conveyancing. Could you point me in the right direction as regards a firm?
Our service is a directory service for firms who wish to be listed as being on the approved conveyancing panel for Adam & Company . We don’t recommend any particular firm.
What happens if my solicitor is suspended from the Adam & Company Solicitor panel before completion?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have ti instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by the regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Is it the case that all solicitors on the Adam & Company conveyancing panel overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Adam & Company conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers (CLC).
I had instructed online solicitors located in Bristol who are on the Adam & Company solicitor panel. They have just invoiced me a separate fee of £150 for dealing with the Adam & Company mortgage. Is this an additional conveyancing fee set by Adam & Company?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your solicitors can charge a fee for this. This fee is not set by Adam & Company but by your lawyers. Some firms on the Adam & Company will charge an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
Do most banks operate their own panel of solicitors?
Many lenders do operate a restricted conveyancing panel but a lot of lenders allow any solicitors to join their panel so long as they meet their criteria. Each lender sets their own criteria. For example the Adam & Company conveyancing panel requirements are different to Adam & Company’s conveyancing panel criteria.
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