I am progressing with the sale of my house in Hackney Wick and the estate agent has just e-mailed to say that the buyers are appointing a new law firm. The reason given is that the mortgage company will only engage with property lawyers on their approved list. On what basis would a major lender only deal with specific solicitors rather the firm that they want to choose to handle their conveyancing in Hackney Wick ?
Banks have always had an approved set of law firms they are content to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lenders point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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. The purchasers are not going to have any impact on this.
Would the conveyancing practitioners that are recommend carry out auction conveyancing in Hackney Wick?
We know of a few auction lawyers we can put you in touch with those specialising in auction conveyancing. Hackney Wick is one of hundreds of areas of in which our lawyers cover.
The Hackney Wick conveyancing firm that I appointed last week on my house acquisition in Hackney Wick have without warning closed. I only went with them because I had to have a solicitor on the Clydesdale conveyancing panel and my preferred Hackney Wick lawyer was not. I sent them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Clydesdale conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to help.
I am purchasing a property and the solicitor has raised the issue of Chancel Repair for which the house may be liable because it falls into the area of such a church. He has recommended insurance. Is this really necessary for conveyancing in Hackney Wick
Unless a previous acquisition of the property completed after 12 October 2013 you can assume that conveyancing practitioners carrying out conveyancing in Hackney Wick to continue to advocate a chancel search and or insurance against a claim.
Me and my brother purchased a terraced Georgian house in Hackney Wick. Conveyancing solicitor represented me and Virgin Money. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hackney Wick and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing solicitor who conducted the purchase.
In my capacity as executor for the estate of my aunt I am disposing of a property in Cardiff but live in Hackney Wick. My lawyer (who is 250 kilometers from mehas requested that I execute a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Hackney Wick to witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are based in Hackney Wick