I am selling my apartment in Crayford and the EA has just text me to warn that the buyers are appointing a new law firm. The reason given is that the mortgage company will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only deal with certain solicitors rather the firm that they want to choose to handle their conveyancing in Crayford ?
Banks have always had an approved set of law firms that can represent them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. 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 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 not going to have any sway in the decision.
What is the first thing I need to know regarding purchase conveyancing in Crayford?
Not many law firms shout this from the rooftops but conveyancing in Crayford and elsewhere in England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is plenty of opportunity for friction between you and others involved in the ownership transfer. E.g., the vendor, selling agent and even potentially the mortgage company. Selecting a solicitor for your conveyancing in Crayford an important selection as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to look after your legal interests and to keep you safe.
There is a definite ongoing adversarial element to conveyancing- someone must be blamed for the process taking so long. You your first instinct should be to trust your solicitor above the other players when it comes to the legal transfer of property.
I am buying a terrace house in Crayford. The intention is to carry out an extension to the side at the house.Will the conveyancing process include enquiries to determine if these alterations are prohibited?
Your property lawyer should check the deeds as conveyancing in Crayford can occasionally identify restrictions in the title documents which prevent categories of alterations or necessitated the consent of a 3rd party. Certain extensions call for local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
We have agreed to purchase a house in Crayford. A rare aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with TSB your lawyer must comply with the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook includes minimum conditions for solar panel roof-space leases, and solicitors are required to report to TSB where a lease fails to comply with these provisions. The conditions relate to the installation of panels on properties nationwide and is not isolated to Crayford.
I'm in the throws of viewing apartments in Crayford and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Lloyds.
It would be advisable to commence your search sooner rather than later. Once you decide who you want to use 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 Lloyds, make sure you remember to check that your lawyer is on the Lloyds conveyancing panel.
I need some expedited conveyancing in Crayford as I am faced with a deadline to sign on the dotted line within 2 weeks. Fortunately I do not require a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
If.Given you are not taking a home loan you are at liberty not to do searches although no conveyancer would suggest that you don't. Drawing on our experience of conveyancing in Crayford the following are instances of what can be revealed and therefore affect market value: Enforcement Actions, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
How easy is it to change solicitor as I have to select a firm on the Clydesdale conveyancing list. I hired a high street conveyancing solicitor in Crayford five minutes from me but she is not accepted by Clydesdale
It would be our pleasure to assist you select a conveyancing solicitor in Crayford on the Clydesdale panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are fully regulated by the SRA who regulate all conveyancing solicitors in Crayford. In utilising the find a conveyancing solicitor tool on this website, you can scrutinise charges for conveyancing solicitors in Crayford and throughout England and Wales.
My brother has urged me to instruct his conveyancing solicitors in Crayford. Should I choose my own property lawyer?
No doubt it’s preferable to find a conveyancing lawyer is to have guidance from friends or family who have actually previously instructed the conveyancer you're contemplating using.