Is the fact that my solicitor in Albany Park is not identified on my mortgage company's solicitor panel that there is a problem with the quality of his conveyancing?
That is more than likely an incorrect assumption to make. 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 top 5 reasons are as follows: (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. If you are concerned you should contact the Albany Park conveyancing practice and ask them why they are no longer on the approved list for your lender.
I am about to exchange on the purchase of a property in Albany Park but as a result of wreckage from the recent storms I have was able negotiate compensation from the seller in the sum of six thousand pounds by way of a adjustment in the price. This was going to be addressed as part of the conveyancing process however Principality are not allowing this. Should they have been involved?
Any conveyancer being on a Principality conveyancing panel is duty bound to disclose to Principality of any amendments to the sale price. If you prohibit your lawyer to notify the reduction to Principality then they would have to discontinue acting for you. In addition, Principality and you would have to appoint a new property lawyer for your conveyancing in Albany Park.
Is it the case that all Albany Park conveyancing solicitors on the Nottingham conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be governed by the SRA. Some banks do permit licenced conveyancers on their panel and in such a situation the firms would be overseen by the CLC.
We were going to get a AIP from Leeds Building Society this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Albany Park solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Albany Park solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
My sealed bid on a house in Albany Park has been agreed to, but there is a chain. The owners have placed an offer on a flat, however it’s not yet tied up, and have viewings of other flats in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Albany Park. What do I do now? At what stage do I apply for the mortgage with Aldermore?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then valuation, Albany Park conveyancing search costs, etc). The first course of action is to check that your solicitor is on the Aldermore conveyancing panel. Concerning the subsequent stages this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. During a buoyant market many buyers will apply for the mortgage with Aldermore and arrange for the valuation and only if it comes back ok would they ask their conveyancing practitioner to move forward with searches.
I have justfound out that Stirling Law have closed. They conducted my conveyancing in Albany Park for a purchase of a leasehold flat 12 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Albany Park conveyancing specialists.
I'm remortgaging my current property to a buy to let loan with Nottingham Building Society and intend to use the remaining equity towards further property. The neighborhood we are looking at is Albany Park. Will your lawyers be able to act for both sets of banks and tie in the two deals?
Do use our search tool on this site to check that the lawyers are approved by both banks. Assuming that they are your solicitor will be able to simultaneously deal with the two conveyancing matters but you should talk with you conveyancer and make apparent your expectations and requirements.
I note that you have a post code search directory identifying firms on the lender conveyancing panel. Do Albany Park conveyancing companies pay you a commission if I appoint them for my house purchase?
We are a listing service only for law firms wishing to communicate if they are on the mortgage company conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Albany Park.