I am in the process of selling my home in Dollis Hill and the estate agent has just e-mailed to advise that the purchasers are swapping conveyancer. The excuse is that the mortgage company will only deal with property lawyers on their approved list. On what basis would a big named mortgage company only deal with certain solicitors rather the firm that they want to select to handle their conveyancing in Dollis Hill ?
Banks have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Mortgage companies point to the increase in fraud by way of justification for the pruning – 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 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. The buyers are not going to have any impact on this.
We see that you have a search directory listing firms on the Principality conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Dollis Hill?
We are a listing service only for law firms wishing to communicate if they are on the Principality conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Dollis Hill.
Is it the case that all Dollis Hill solicitor firms on the Lloyds conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Lloyds approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
We previously appointed conveyancing lawyers located in Dollis Hill on the TSB solicitor panel. They have just billed me a supplemental charge for dealing with the TSB mortgage. Is this an additional conveyancing fee specified by TSB?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. The charge is not dictated by TSB but by your Dollis Hill lawyer. Some firms on the TSB panel will charge an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
I am selling my house. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The Dollis Hill solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How do I use the search app to find a conveyancing practitioner in Dollis Hill on the authorised to act for my lender?
1st select a lender such as Birmingham Midshires, Chelsea Building Society or Alliance & Leicester then type in your location e.g. Dollis Hill. Conveyancing organisations in Dollis Hill and beyond should be shown.
What advice can you give us when it comes to finding a Dollis Hill conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for lease extension works (regardless if they are a Dollis Hill conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Dollis Hill conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
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If they are not ALEP accredited then what is the reason?
Following years of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Dollis Hill. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We are happy to put you in touch with a Dollis Hill conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Dollis Hill flat is 12 & 12A Deacon Road in May 2010. the Tribunal concluded that the price to be paid for the freehold should be £38,287 This case was in relation to 2 flats. The unexpired term as at the valuation date was 65.58 years.
I have just appointed agents to market my 2 bed flat in Dollis Hill.Conveyancing has not commenced however I have recently had a quarterly maintenance charge invoice – should I leave it to the buyer to sort out?
It best that you discharge the invoice as usual because all rents and service invoices will be allottedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process