Unfortunately I am unable to travel far from Wellington. I would like to know the logic why all Wellington property lawyers are not on all bank panels?
Pre- 2008 most mortgage companies displayed an attitude to risk which is different from today. The FSA in 2010 carried out a thematic review into fraud which in summary warned lenders: know the solicitors on your panel. Consequently, banks have subsequently requiredmore data from law firms regarding their operations and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Hundreds of firms have found themselves removed from lender panels even though they had an exemplary disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the minimum amount of transactions the lenders insisted on.
We hope to to purchase with Loughborough BS. I called into 3 or 4 local companies yet am unable to find a Wellington conveyancing firm on the Loughborough BS approved list. Could you assist?
You should make the most of the search tool on this site. Please choose the mortgage company and type Wellington or your preferred area and you will be presented with numerous conveyancers located in Wellington or near you.
Can I be sure that the Wellington conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Wellington seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer conducting your conveyancing.
Last month we had a mortgage agreed in principle with Skipton. Wellington conveyancing practitioners are selected. How long does it take for Skipton to issue the offer to the conveyancing practitioner?
There is no definitive answer here. Have Skipton completed the survey? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We have agreed to purchase a house in Wellington. A rare aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Yorkshire BS your lawyer must follow the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and solicitors are required to report to Yorkshire BS where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties nationwide and is not limited to Wellington.
Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial property in Wellington?
Many commercial conveyancing solicitors in Wellington will carry out a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Wellington. The search result sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Wellington.
For each commercial conveyancing transaction in Wellington it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Wellington commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Wellington.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the lender approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the mortgage company solicitor panel.