My fiance and I are hoping to purchase a flat in Enfield Lock and have instructed a Enfield Lock conveyancing firm. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Leeds Building Society have this morning contacted us to advise us that there is now an issue as our Enfield Lock solicitor is not on their approved list of lawyers. Please explain?
Where you are buying a property needing a mortgage it is normal for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see 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 the bank's conveyancing panel and you may continue to use your own Enfield Lock solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I have given 8 weeks notice to my existing landlord and have to leave my let out property in Enfield Lock by the end of next month. Conveyancing for my house purchase is progressing. Is it possible to complete in a couple of weeks as I wish to avoid having to move into short term accommodation?
Generally one should not provide notice for your tenancy until you have exchanged. Assuming that you have not previously done so, contact to your lawyer and request that they apply pressure on the owners solicitors, try to get a realistic time scale from them that everyone will aim towards
Having sold my house in Enfield Lock last July yet the purchaser is Skype messaging every few hours to moan that his lawyer is waiting to hear from myconveyancer. What should my lawyer have done following completion?
Following your sale your conveyancer is committed to send the transfer deeds and all additional paperwork to the buyer’s conveyancer. Where relevant, your solicitor should also send confirmation that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There is unlikely to be post completion tasks unique to conveyancing in Enfield Lock.
I am being advised by my lawyer that restrictive coveneant insurance is needed on my purchase. What is the level of cover for Enfield Lock conveyancing?
The appropriate level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between Santander and Virgin Money. Conveyancing solicitors as opposed to members of the public take out such insurances.
is it true that all Enfield Lock solicitor firms on the Barclays conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Barclays approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
After weeks of negotiation I have agreed a price on an apartment in Enfield Lock. My mortgage broker pressured me to appoint their property lawyer. I paid an on account payment of £200. Soon after, the conveyancing practitioner called me sheepishly admitting that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
How do I search for a Enfield Lock solicitor on the Virgin Money conveyancing panel? I am a keen cyclist and am prepared to travel upto 10miles to meet the lawyer.
You can use the search on this page. Please choose the mortgage company and your location and you will see a number of Enfield Lock conveyancing lawyers locally. We have listed some Enfield Lock conveyancing firms at the bottom of this page and you can contact them to verify whether they are on the Virgin Money member panel
Myself and my husband have just had an offer agreed on a apartment and had meeting on Friday with Nationwide for the mortgage. They have informed me that when it comes to choosing a property lawyer that unless they are on their approved list of conveyancers then we will incur an additional fee of £200. This is because they would then have to select a property lawyer to act on their behalf as well as the one we choose to act on our behalf and we assume responsibility for their invoice. I have requested Nationwide to send me with a list so I can request quotes only from their approved conveyancers but was told they dont have such a list to hand over. Is there a list online?
Ask Nationwide what their panel criteria is for a solicitor.Thereafter ask the solicitor of your choice whether they fit that criteria and have they acted on loans for Nationwide previously. If the answer to those is yes, then just clarify this with Nationwide. Alternatively please use our search tool and we should be able to find you a conveyancing practitioner in Enfield Lock on the approved list for Nationwide.