I am selling my house in Dulwich and the estate agent has just e-mailed to warn that the buyers are changing their solicitor. The reason given is that the lender will only engage with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with certain law firms rather the firm that they want to choose for their conveyancing in Dulwich ?
UK lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Lenders blame a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose 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 sway in the decision.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Dulwich. My lender is The Mortgage Works
The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 24/6/2020, the requirements read as follows :
I require expedited conveyancing in Dulwich as I have a deadline to sign on the dotted line in less than one month. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are not taking a home loan you have the choice not to have searches carried out although no law firm would suggest that you don't. With plenty of history conveyancing in Dulwich the following are instances of what can arise and adversely affect future saleability: Enforcement Actions, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I have recentlydiscovered that Arc property Solicitors have closed. They conducted my conveyancing in Dulwich for a purchase of a freehold house 9 months ago. How can I establish that my home is in my name in the name of the previous owner?
The easiest method to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Dulwich conveyancing specialists.
My cousin has encouraged me to instruct his lawyers for conveyancing in Dulwich. Should I find my own solicitor?
There are no two ways about it it’s preferable to choose a conveyancing solicitor is to seek referrals from friends or relatives who have actually previously instructed the firm that you are considering.
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the mortgage company conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.