Unfortunately I am unable to travel far from Dudley. What is the rationale as to why all Dudley conveyancing practitioners aren't included on all bank panels?
Banks tend to impose restrictions on either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such criteria being that the practice needs to have two or more partners. In addition to restricting the nature of firm, some banks decided to reduce the number of conveyancers they allow to act for them. You should note that building societies have no accountability for the accuracy of service supplied by any Dudley property lawyer on their panel. Mortgage fraud was a key driver in the culling of solicitor panels in the last decade even though there are contrary thoughts about whether solicitors sat at the center of that fraud. Statistics published by the Land Registry reveal that thousands of law practices only conduct a couple of conveyances a year. Those supporting conveyancing panel pruning question why conveyancing firms deserve any entitlement to be listed on a bank panel when it is evident that property law is not their speciality?
I had intended to instruct a property lawyer in Dudley for our house move. Our broker has since notified us that our mortgage lenders Barnsley Building Society won't deal with them. Surely this is unfair competition?
Lenders normally imposes restrictions either the type or the amount of conveyancing solicitors on their member panel. A common example of such restriction(s) being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few banks have decided to limit the number of solicitor practices they permit to act for them. Be aware that Barnsley Building Society have no responsibility for the quality of advice provided by any member of Barnsley Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels a few years ago even though there are mixed opinions regarding the level of solicitor involvement in some of that fraud. Data from the Land Registry indicate that hundreds of law firms, including some in or near Dudley only carry out a couple conveyances per annum.
There are numerous conveyancing solicitors in Dudley but how do I know who's good?
Do not opt for the lowest Dudley conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Planning on purchasing a maisonette in Dudley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Dudley lawyer is on the TSB conveyancing panel.
UBS have agreed my mortgage in principle, my bid on a house in Dudley has been accepted, now what?
Your estate agent will want to know who your solicitors are (ensure that the conveyancers are on the bank’s panel). Call up UBS or your financial adviser and finalise any relevant forms. UBS will sellect a valuer who will get in contact with the estate agent or vendor to arrange an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. UBS will issue the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Dudley.
I have justfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Dudley for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?
The quickest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dudley conveyancing specialists.
I am looking for a conveyancing practitioner in Dudley for my home move. Is there any facility to check a solicitor's record with the legal regulator?
You may find presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.