Is the fact that my solicitor in Gnosall is not listed on my bank's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Gnosall conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
Can the conveyancing lawyers via your comparison service execute conveyancing in Gnosall by way of an attended exchange?
We do have a number of conveyancing experts who can conduct attended exchanges. Please contact us to obtain a costs illustration and details as to availability.
Can your site be used to find a Conveyancing solicitor in Gnosall even where I’m not buying or disposing of a house, for instance if I want to buy an office in Gnosall with a loan from Santander?
Our search tool is primarily used to find domestic conveyancing solicitors in Gnosall but we have recorded at the end of this page a selection of Gnosall commercial conveyancing firms. You should speak with the firm directly to see if they are also authorised to represent Santander
My bid for a property was accepted at auction in Gnosall. Conveyancing is necessary. What are my next steps?
Now that you have exchanged you will need to choose a conveyancing practitioner quickly as you are facing a fast approaching a drop dead date to complete the deal. An auction property should have a corresponding legal pack. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold premises the legal pack should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation specific to leasehold premises. You need to give this to the lawyer working for you as soon as possible. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.
We had instructed solicitors with offices in Gnosall on the Co-operative solicitor panel. They are now charging me an additional sum for dealing with the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your solicitor may charge a fee for this. This charge is not set by Co-operative but by your Gnosall lawyer. Plenty of firms on the Co-operative panel will levy an ‘acting for lender’ fee but some practices include it on their overall fee.
I have paid off my mortgage with TSB. I assume I don't need a Gnosall lawyer on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
We are a couple of weeks into a leasehold purchase having been recommend to a firm by the selling agent to perform conveyancing in Gnosall. I am am starting to be frustrated with the level of service. Can you you assist me in finding new lawyers?
A solicitor would have to be very poor to suggest changing them. Has the mortgage offer been issued? If so you must make them aware of the new solicitor and ensure the loan are issued to the new lawyers. Your conveyancer should be on the mortgage company panel to avoid supplemental charges and delays. That should be your first question of the new solicitors. The search tool will help you find a bank approved conveyancer for your home move in Gnosall