I am progressing with the sale of my apartment in Dulwich and the EA has just e-mailed to warn that the buyers are swapping solicitor. I am told that this is due to the fact that the lender will only engage with solicitors on their approved list. Why would a big named lender only work with specific lawyers rather the firm that they want to appoint for their conveyancing in Dulwich ?
Lenders have always had panels of law firms that can act for them, but in the last few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lending institutions attribute this action to a rise in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. 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 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. The buyers are not going to have any sway in the decision.
We are purchasing a flat and require a conveyancing solicitor in Dulwich who is on the Clydesdale approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Clydesdale . We don't recommend any particular firms conducting conveyancing in Dulwich.
I am considering mortgaging my property in Dulwich, does my lawyer have to be on the Aldermore Conveyancing panel?
There is nothing to stop you using your solicitor, but Aldermore will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
When it comes to mortgage companies such as Kent Reliance, do Dulwich conveyancing practitioners incur an annual charge to be on the conveyancing panel?
We are not aware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Can you point me to a directory of Kent Reliance panel conveyancers in Dulwich on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few lenders make their panel listings visible online. Where you are in need of a Dulwich solicitor on the Kent Reliance please use our facility.
We are getting the release of further funds on our home loan from Bank of Ireland as we want to carry out renovations to our home in Dulwich. Do we need to appoint a high street Dulwich solicitor on the Bank of Ireland conveyancing panel to handle the legals?
Bank of Ireland don't usually appoint a member of their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland conveyancing panel.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Dulwich. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Dulwich
There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
How diverse are the property law services that Dulwich conveyancing firms typically advise on?
In the main Dulwich conveyancing practices tend to supply a number of services to home and land proprietors, vendors, first time buyers, freeholders and leaseholders helping outwith some of the following:
House sale conveyancing in Dulwich or wider afield
Domestic purchase conveyancing in Dulwich and nationwide
Adverse possession claims — advising you if you establish a right to ownership of land in Dulwich through a lengthy period of occupation or whether the property you are acquiring or selling may be subject to such a claim Auction sales and purchase conveyancing in Dulwich or all parts of the country Leasehold and freehold schemes for new build and conversion projects Re-Mortgage transactions