I was advised yesterday by my mortgage broker that my Settle the law firm I have appointed is not on the lender Solicitor panel. How can I be sure if this is correct?
Your first step should be to contact your Settle conveyancer. It is reasonable to expect your lawyer to inform you what has happened. Where they are not on the panel they may be able to suggest a Settle conveyancing firm that is on the approved list of lawyers for your bank.
Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Settle so that I can attend their offices if required.
As opposed to twenty years ago, almost all mortgage companies no longer need their conveyancing panel solicitor to witness the mortgagors signature. You will still be obliged to provide identification documents and there are still manifest advantages to choosing a locally based solicitor, in your situation a conveyancing solicitor in Settle.
My partner and I are downsizing from our property in Settle and according to the buyers it appears that there is a risk of it being built on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the buyers used a factory type conveyancing practice as opposed to a conveyancing solicitor in Settle. Having lived in Settle for 4 years we know of no issue. Do we get in touch with our local Authority to get clarification need.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I used Wolstenholmes several years past for my conveyancing in Settle. I now require my papers but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Settle of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
We're novice buyers - had an offer accepted, yet the agent advised that the vendor will only issue a contract if we instruct their recommended conveyancers as they want a ‘quick sale’. We would rather use a family solicitor accustomed to conveyancing in Settle
It is highly unlikely the owners are driving this. Should the owner desire ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to use your preferred Settle conveyancing lawyers - not the ones that will provide their negotiator at the agency a introducer fee or achieve conveyancing figures pre-set by corporate headquarters.