I am progressing with the sale of my home in Cann Hall and the EA has just text me to advise that the purchasers are changing their solicitor. I am told that this is due to the fact that the bank will only engage with solicitors on their conveyancing panel. Why would a big named mortgage company only deal with specific lawyers rather the firm that they want to select to handle their conveyancing in Cann Hall ?
UK lenders have always had panels of law firms they are willing to work with, but in the past few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for many years.
Lenders 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. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms 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 impact on this.
What is the optimum way to investigate if the solicitor conducting my conveyancing in Cann Hall is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Yorkshire Building Society thus paying £187.00 plus VAT in additional conveyancing charges.
You should make use of the search tool on this site. Please choose the lender and type ‘Cann Hall’ or your location and you will see numerous conveyancers located in Cann Hall or by proximity to you.
We are purchasing a flat in Cann Hall. I might seem paranoid but how we can trust a lawyer? At some point we will need to deposit funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
How can we tell if a Cann Hall conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Cann Hall seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your conveyancing.
I recently had an offer agreed on an apartment in Cann Hall. My financial adviser recommended their conveyancers. I paid an on account payment of £175. Not long after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Aldermore 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 Aldermore 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.
2 months have elapsed since my purchase conveyancing in Cann Hall completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Taking into account that I am about to spend over three hundred thousand on a garden flat in Cann Hall I wish to talk to a solicitor regarding theconveyancing before instructing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer who will be doing your conveyancing in Cann Hall.There is no ‘factory style conveyancing’ - every client is an important person, not a case reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Cann Hall should be the figure that you are charged.
I am hoping to sign contracts shortly on a studio apartment in Cann Hall. Conveyancing solicitors inform me that they report fully next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Cann Hall should include some of the following:
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Responsibility for maintaining the window frames What you can do if a neighbour is in violation of a provision in their lease? Your solicitors should enable you to have an understanding of the insurance requirements Information concerning the obligations in the lease to pay service charges - in relation to the building, and the wider rights a leaseholder enjoys What remedies are open the freeholder should you have violated the provisions of the lease?
I have tried to negotiate informally with with my landlord to extend my lease without success. Can one apply to the Leasehold Valuation Tribunal? Can you recommend a Cann Hall conveyancing firm to help?
Most definitely. We can put you in touch with a Cann Hall conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Cann Hall residence is 36 New Wanstead in August 2010. The Tribunal arrived at a valuation of the premium for the freehold of £22,359. This case affected 2 flats. The remaining number of years on the lease was 73.92 years.