My husband and I are planning to acquire a flat in Buckden and are in fact using a Buckden conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. The Royal Bank of Scotland have this morning contacted us to inform me that they have now hit a problem as our Buckden conveyancer is not on their conveyancing panel. Is this a problem?
Where you are buying a property with the assistance of a mortgage it is standard for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Buckden lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
My Solicitor in Buckden is not listed on the Yorkshire Building Society Solicitor Panel. Is it possible for me to retain my prefered solicitor notwithstanding that they are excluded from the Yorkshire Building Society list of approved lawyers?
The limited options available to you here include:
- Carry on with your preferred Buckden solicitors but Yorkshire Building Society will need to instruct a conveyancer on their list of acceptable firms. This will result in additional total conveyancing fees and cause frustration.
- Get a new lawyer to to deal with the conveyancing, not forgetting to check they are on the Yorkshire Building Society panel
Have completed on a a semi-detached house in Buckden , What is the estimated time for the Land Registry to record the transfer to my name? My Buckden conveyancing solicitor works at snail pace, so I want to be certain that my purchase is recorded.
There is nothing unique when it comes to conveyancing in Buckden registration formalities. Rather than based on location, timeframes can adjust according to the party submitting the application, whether there are errors and if the Land registry must send notices to any 3rd persons or bodies. Currently approximately three quarters of submission are completed within 12 days but occasionally there can be extensive hold-ups. Historically registration is effected once the buyer is living at the premises therefore registration formalities is not usually an essential issue but if there is a degree of urgency associated with the registration then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.
Is it possible to transfer to a new solicitor as I need to choose a firm on the Halifax conveyancing list. I instructed a local conveyancing solicitor in Buckden five minutes from me but the firm is not approved by Halifax
It would be our pleasure to assist you find a conveyancing solicitor in Buckden on the Halifax panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Buckden. Using the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Buckden.
I am thinking of appointing a conveyancing solicitor in Buckden for my sale. Is there any facility to review a solicitor's complaints history with the legal regulator?
Anyone can read published Solicitor Regulator Association (SRA) decisions resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, use +44 (0)121 329 6800. The regulator sometimes recorded call for training reasons.