My fiance and I are looking to purchase a flat in Edmonton and are in fact using a Edmonton conveyancing practice. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Barclays have this evening contacted us to advise us that there is now an issue as our Edmonton conveyancer is not on their conveyancing panel. What do we do from here?
If you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Edmonton solicitors, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
Would the conveyancing lawyers identified through your search tool handle auction conveyancing in Edmonton?
There are a few niche solicitors we can put you in touch with those conducting auction conveyancing. Edmonton is just one of hundreds of locations where our lawyers are based.
My husband and I are buying a 1 bedroom flat in Edmonton with a residential mortgage from Barnsley Building Society.We have a Edmonton conveyancing lawyer but Barnsley Building Society says his firm is not on their "panel". we are left little option but to use a Barnsley Building Society panel solicitor or retain our preferred solicitor and fork out for a Barnsley Building Society panel lawyer to represent them. We feel as though this is unjust; Can we not simply insist that Barnsley Building Society use our lawyer?
No, not really. The mortgage offered to you contains various provisions, one of which will be that solicitors needs to be on the Barnsley Building Society solicitor panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Barnsley Building Society
What is the difference between a licensed conveyancer and conveyancing solicitor in Edmonton
There are many registered licenced Conveyancers in Edmonton and Solicitor firms in Edmonton who can assist with your conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
How can we tell if a Edmonton conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Edmonton obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer carrying out your transaction.
I have decided to exercise my right to buy my property in Edmonton off the council. I have a mortgage agreed with Bank of Ireland. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Bank of Ireland, you will need to appoint a solicitor on the Bank of Ireland conveyancing panel.
We are downsizing from our house in Edmonton and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the purchasers used an internet conveyancing firm rather than a conveyancing solicitor in Edmonton. We have lived in Edmonton for 4 years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I decided to have a survey completed on a property in Edmonton before retaining solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may refuse to issue a loan on such a house.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Nationwide. If you contact us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Edmonton. Conveyancing will be smoother if you use a solicitor in Edmonton especially if they regularly deal with such properties in Edmonton.