My financial adviser says he needs my Stoke Sub Hamdon law firm’s panel reference for the Lloyds conveyancing panel. How do I discover this. I have contacted my local Stoke Sub Hamdon branch but they don't know it.
Have you tried calling your Stoke Sub Hamdon property lawyer about this?. Most Stoke Sub Hamdon conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
Completed the sale of my flat in Stoke Sub Hamdon last January but the buyer keeps Skype messaging every few hours to say their conveyancer is waiting to hear from mylawyer. What should have happened following completion?
Following your sale your conveyancer is duty bound to send the transfer deeds and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your conveyancer should also evidence that the legal charge in favour of the lender has been redeemed to the buyers conveyancers. There are no post completion steps just for conveyancing in Stoke Sub Hamdon.
Please explain the implications if my lawyer’s firm is suspended from the Virgin Money Solicitor panel ahead of completing my conveyancing in Stoke Sub Hamdon?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who conducted the conveyancing in Stoke Sub Hamdon 5 years ago are no longer around. What are my options?
In today’s world there are copies made of almost everything, and your conveyancer should know precisely where to find all the relevant paperwork so you may purchase or sell your property without a hitch. If copies are not available, your lawyer may be able to put in place insurance or indemnities protecting you against possible claims on the property.
My husband and I are buying a ground floor flat in Stoke Sub Hamdon. At the time of instructing our lawyer, we were told they were on all major UK mortgage company panels. The financial adviser contacted us just now to advise that they don't appear to be on the Nationwide approved list. If it turns out to be true, what should we do? Should we just pick a different property lawyer that is on their panel or do we cover the costs for dual representation, with Nationwide selecting their own approved lawyer.
Where you are buying a property with the assistance of a mortgage it is normal for the buyer’s lawyers to also act for the mortgage company. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the lawyer has to fulfill. Some banks now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should call Nationwide to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on Nationwide's conveyancing panel and you may continue to use your own Stoke Sub Hamdon solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another solicitor into the equation.