Unfortunately I am unable to travel far from Enfield Highway. I would like to know the reason why all Enfield Highway solicitors are not on all lender panels?
Banks ordinarily impose restrictions on either the type or the number of conveyancing firms on their panel. A common example of such restriction(s) being that a practice must have two or more partners. As well as restricting the structure of firm, some banks for example HSBC made a decision to limit the number of organisations they allow to act for them. You should note that mortgage companies have no liability for the accuracy of conveyancing supplied by any Enfield Highway conveyancing practitioner on their panel. Property fraud was the primary trigger for the rationalisation of conveyancing panels a few years ago even though there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry exposes that thousands of conveyancing firms only carry out a couple of conveyances annually. Those advocating conveyancing panel pruning question why law firms deserve any entitlement to remain on a lender panel when clearly conveyancing is not their primary expertise?
We note that you have a post code search directory listing firms on the RBS conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Enfield Highway?
We are a listing service only for law firms wishing to communicate if they are on the RBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Enfield Highway.
When it comes to mortgage companies such as HSBC, do Enfield Highway lawyers have to pay a fee to be on the conveyancing panel?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I had a mortgage agreed in principle with Santander. Enfield Highway conveyancing solicitors were instructed. What is the average time that one could expect to receive a mortgage offer from Santander?
Some lenders take longer than others. Have Santander conducted the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am selling my apartment. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being a right pain. The Enfield Highway 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.
About to purchase a new build flat in Enfield Highway. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Enfield Highway
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared.
How does the Landlord & Tenant Act 1954 impact my business property in Enfield Highway and how can you help?
The particular law that you refer to gives protection to business leaseholders, giving them the a statutory right to apply to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Enfield Highway
My conveyancing solicitor in Enfield Highway has requested from me identification documents asserting that this is part of his legal duty as a conveyancer on the mortgage company Solicitor panel. Can you confirm whether this is the case?
Anti-terror and anti-money-laundering rules require Enfield Highway conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the lender also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements