I am nearing exchange of contracts for my ground floor flat in Brentford and the estate agent has just called to advise that the buyers are swapping property lawyer. The reason given is that the lender will only deal with property lawyers on their conveyancing panel. Why would a major mortgage company only deal with specific lawyers rather the firm that they want to choose to handle their conveyancing in Brentford ?
UK lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to monitor. No lender will say 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. Plenty of firms do not even realise 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.
Are all Brentford Conveyancing Quality Solicitors on the RBS conveyancing list of approved solicitors?
It is true that some banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
We are getting the release of further funds on our mortgage from Santander as we wish to conduct a loft conversion to our house in Brentford. Are we obliged to select a bricks and mortar Brentford solicitor on the Santander conveyancing panel to handle the paperwork?
Santander do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
I'm in the process of viewing apartments in Brentford and I am about to put in an offer. Is it best to have a lawyer on ‘stand by’? I intend to finance via a mortgage with Virgin Money.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are getting a mortgage with Virgin Money, make sure you remember to check that your lawyer is on the Virgin Money conveyancing panel.
Will commercial conveyancing searches disclose impending roadworks that could impact a commercial site in Brentford?
Its becoming the norm that commercial conveyancing solicitors in Brentford will execute a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Brentford. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Brentford.
For every commercial conveyancing transaction in Brentford it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Brentford commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Brentford.
I used Stirling Law a few years past for my conveyancing in Brentford. Now, I need the files however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate 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 Brentford 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.
Given that I will soon spend over three hundred thousand on a house in Brentford I would like to have a conversation with the conveyancer concerning thehouse move before giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be doing your property ownership legalities in Brentford.There is no ‘factory style conveyancing’ - every client is unique individual, not a matter number. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Brentford should be the figure that you end up paying.
I am thinking of appointing a conveyancing solicitor in Brentford for my sale. Is it possible to review a firm’s record with the profession’s regulator?
Members of the public may find documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The regulator may recorded telephone calls for training purposes.