I am progressing with the sale of my flat in Cowley and the EA has just called to advise that the purchasers are swapping law firm. The excuse is that the lender will only deal with property lawyers on their approved list. On what basis would a leading lender only work with specific solicitors rather the firm that they want to appoint to handle their conveyancing in Cowley ?
Banks have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lenders blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
We are looking to buy a house and require a conveyancing solicitor in Cowley who is on the Santander approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Cowley.
I require quick conveyancing in Cowley as I am faced with pressure to complete within 4 weeks. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not taking a home loan you are at free not to have searches conducted although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Cowley the following are instances of issues that can be revealed and adversely affect future mortgageability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
Just had an offer accepted on a new build flat in Cowley. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Cowley
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Please confirm the Lease plans are architect prepared. There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision.
We are one month into a leasehold purchase having been referred to solicitors by the estate agent to do our conveyancing in Cowley. I am am starting to be disappointed with the level of service. Could you help me find new conveyancers?
They would have to be very bad to suggest changing them. Has your loan offer been generated? If so you must advise them of the new conveyancer and ensure the loan are re-sent. Your solicitor ideally needs to be on the banks panel to avoid supplemental costs and complications. That should be your starting point. Our search tool will help you find a bank approved lawyer for your conveyancing in Cowley
At what point do I incur the Stamp Duty Land Tax chargeable for my conveyancing in Cowley?
Your conveyancer will complete a Land Transaction Return Form on your behalf as part of your Cowley purchase transaction for you to sign. After completion your property lawyer will submit your Land Transaction application to the Inland Revenue and - as long as they have the funds - pay any land tax liability for you.