I am in the process of selling my maisonette in Fairlop and the EA has just e-mailed to say that the purchasers are swapping conveyancer. The reason given is that the lender will only engage with property lawyers on their approved list. Why would a big named lender only deal with certain solicitors rather the firm that they want to select for their conveyancing in Fairlop ?
UK lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Mortgage companies blame a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some 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. Your buyers are unlikely to have any sway in the decision.
We are approaching an exchange on a property in Fairlop and my parents have transferred the exchange deposit to my solicitor. I am now advised that as the deposit has been sent from someone other than me my conveyancer needs to disclose this to my lender. Apparently, in also acting for the lender he must inform them that the balance of the purchase price is coming from anyone other than me. I advised the mortgage company regarding my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The lawyer is legally required to clarify with the bank to make sure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
I am due to move house in December. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in Fairlop. Conveyancing lawyer was chosen before I stumbled across your page.
On the day of completion you will need to pick up the house keys from your property agent but this should only occur after the vendors conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You will need to tell the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you choose a residential property solicitor in Fairlop or a firm that specialises in conveyancing in Fairlop.
We had instructed conveyancers locally in Fairlop on the Co-operative solicitor panel. They have just billed me a supplemental amount for the legal aspects of the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancer may charge a fee for this. This charge is not set by Co-operative but by your Fairlop solicitor. Numerous firms on the Co-operative panel will charge an ‘acting for lender’ fee but plenty of practices include it on their overall fee.
Can I be sure that the Fairlop conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Fairlop getting recommendations is a good start. 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 advertising the lowest fees. We would always advocate that you speak with the lawyer conducting your transaction.
Do commercial conveyancing searches reveal impending roadworks that could affect a commercial site in Fairlop?
Many commercial conveyancing solicitors in Fairlop will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Fairlop. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Fairlop.
For every commercial conveyancing transaction in Fairlop it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Fairlop commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Fairlop.
I have todaybecome aware that Wolstenholmes have closed. They conducted my conveyancing in Fairlop for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The quickest way to check 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 Fairlop conveyancing specialists.
My parents are unable to locate their Fairlop property on the HMLR site. They have a vague recollection fifty years ago when they bought the property there were complications with Fairlop not being identified on some systems.
Nearly all residences in Fairlop should be revealed. Have you limited your search to simply the postcode. Usually it should identify all the residences within the postcode. Assuming the property is registered it will be there with a title number. If they bought sixty years ago it's conceivable it may be not yet registered. The property could still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title deeds which may be with your parent’s mortgage company.