I am selling my apartment in Crawley and the EA has just called to advise that the purchasers are swapping solicitor. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a major lender only engage with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Crawley ?
UK lenders have always had panels of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lenders attribute this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices 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. The purchasers are unlikely to have any impact on this.
Can you recommend a Chelsea Building Society approved Crawley conveyancing practice that can complete within a very limited time frame? Would it be better to use a high street Crawley firm or a nationwide conveyancer?
We would be happy to suggest some excellent Crawley conveyancing firms. Another option is to visit the main road in Crawley. Approach two or three law practices and request to see a conveyancing solicitor for a quote. Mention your requirements together with your reasons and get a commitment on your deadline. Choose the lawyer that appears most efficient.
We are buying a house in Crawley. It might be a silly question but how we can trust a solicitor? On completion day we have to put 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.
I am the sole beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Crawley. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a CML six month 'rule', which means that my proprietorship could be treated the same way as though I had purchased the house in March. Do I have to wait 6 months to sell?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. Most lenders would take a practical view as this clause chiefly exists to capture the purchase and immediately sell or the flipping of property.
is it true that all Crawley conveyancing solicitors on the Coventry BS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be governed by the SRA. Some banks do allow licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
Do commercial conveyancing searches disclose impending roadworks that could impact a commercial property in Crawley?
Its becoming the norm that commercial conveyancing solicitors in Crawley will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Crawley. The search result sets out definitive data 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 Crawley.
For every commercial conveyancing transaction in Crawley it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Crawley commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Crawley.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Crawley is the location of the property. What do you suggest?
Flying freeholds in Crawley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Crawley you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crawley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How much experience do your Crawley conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Crawley conveyancing lawyers help thousands of buyers move home every year and helped plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Crawley conveyancers have worked on recent similar cases.