Is the fact that my solicitor in Molesey is not on my bank's conveyancing panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are plenty of plausible 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 most common reasons for removal are: (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 Molesey conveyancing practice and enquire why they are no longer on the approved list for your bank.
We are buying a newly built apartment in Molesey and my lawyer is advising me that she has to the lender to reveal incentives from the builder. I am on a tight deadline to exchange and I would rather not delay deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your property lawyer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
My wife and I are buying a property in Molesey. I might seem paranoid but how we can trust a lawyer? On the day of competition we will need to put funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have decided to exercise my right to buy my property in Molesey off the council. I have a mortgage agreed with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
The formalities of my remortgage has taken place for my property in Molesey. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I require fast conveyancing in Molesey as I have a deadline to exchange contracts in less than 2 weeks. A home loan is not required. Can I avoid the conveyancing searches to save money and time?
As you are not getting a mortgage you have the choice not to have searches conducted although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Molesey the following are examples of what can appear and adversely affect future mortgageability: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...
My uncle has suggested that I use his conveyancing solicitors in Molesey. Do I follow his recommendation?
There are no two ways about it the ideal way to select a conveyancing practitioner is to seek guidance from friends or relatives who have experience in using the firm you're considering.