Me and my partner are purchasing a 1 bedroom flat in Browns Green with a mortgage. We have a Browns Green conveyancer, but the bank says she’s not on their "panel". We have to appoint one of the bank panel firms or retain our Browns Green conveyancing practitioner and pay for one of their panel firms to act for them. This feels very unfair; can we not require that the lender use our Browns Green conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Browns Green conveyancing solicitor to apply to be on the conveyancing panel.
Our lender has suggested a law firm on their panel based in Browns Green but I would rather instruct a conveyancing lawyer in Browns Green or nearer to where I live. Can you help?
The minority of Browns Green conveyancing firms are listed all lender’s conveyancing panel. Do make use of our find an approved solicitor tool to locate a Browns Green conveyancing firm on the on the lender panel.
I am downsizing from our house in Browns Green and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Browns Green. Having lived in Browns Green for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I have been recommended by a few selling agents in Browns Green to get a quote from a solicitor using your seach tool. What’s the financial incentive for Estate Agents to promote your lawyers over and above alternative conveyancing organisations?
We refuse to make any financial incentive for sending work our way. We thought it would be too underhand a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
In my capacity as executor for the will of my father I am disposing of a residence in Neath but reside in Browns Green. My lawyer (who is 260 kilometers from merequires that I execute a stat dec prior to completion. Can you recommend a conveyancing practitioner in Browns Green who can attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Browns Green based