Am I correct in assuming that the fact that my solicitor in Ealing is not identified on my bank's solicitor panel that there is a problem with the quality of his work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Ealing conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I am under pressure from the owner of a property in Ealing to exchange within four weeks. What can be done to speed up the legal process?
In the event that the seller is applying pressure to complete it is advisable to make sure that your solicitor is familiar with the area as they will benefit local contacts and knowledge. It is possible that they may have handled previoushouses in the same neighbourhood. You would be best advised to use a Ealing conveyancing firm. Second, check that the conveyancing firm is on the member panel. It is understood that nearly one in five of Ealing conveyancing transactions are held up or derailed after discovering a purchaser’s lawyer was not on their banks list of approved solicitors. In many cases this discovery resulted in the legal transfer of property being frustrated by as much as 21 days. It is claimed that this issue affects approximately one hundred thousand home sales annually. Almost all Ealing conveyancing practices can not act for certain banks so do check as early as possible.
How does conveyancing in Ealing differ for newly converted properties?
Most buyers of new build property in Ealing approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because new home sellers in Ealing usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Ealing or who has acted in the same development.
My partner has urged me to appoint his lawyers for conveyancing in Ealing. Should I find my own conveyancer?
Much as we are happy to recommend a Ealing conveyancing lawyer the best way to select a conveyancing solicitor is to seek feedback from friends or relatives who have previously instructed the solicitor that you are are thinking of instructing.
Having had my offer accepted I require leasehold conveyancing in Ealing. Before I set the wheels in motion I require certainty as to the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Ealing - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have given up trying to purchase the freehold in Ealing. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the premium.
An example of a Lease Extension decision for a Ealing flat is Flat 4 38 The Mall in April 2014. the Tribunal held that the premium payable for the lease extension to be £25,451 This case was in relation to 1 flat. The unexpired term as at the valuation date was 68.7 years.
Our lender agreed in principle to issue us a mortgage. We are using a long established conveyancer in Ealing two days ago. Today, our mortgage adviser phoned to advise us that the bank said that we cannot use our solicitor as they aren't on their panel. As FTB's, we did not have a clue that the lender had a say Is this permitted?
You are permitted to select any lawyer you wish to instruct including the said conveyancer in Ealing however if your bank aren't happy with them you would have to fork out an extra fee so the bank can instruct their own lawyers. On occasion it is possible your preferred conveyancing firm to get included on to the mortgage company list of approved firms. You can use internet search facilities such as lenderpanel.com to find a conveyancing solcitor in Ealing on the lender panel. You can go into your high street lender branch in Ealing. They can recommend conveyancing solicitors in Ealing on the panel for your mortgage company.