I am in the process of selling my maisonette in Harlington and the estate agent has just telephoned to advise that the purchasers are swapping law firm. I am told that this is due to the fact that the bank will only work with property lawyers on their conveyancing panel. Why would a major mortgage company only work with certain lawyers rather the firm that they want to select for their conveyancing in Harlington ?
Lenders have always had panels of law firms they are willing to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Banks blame a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose 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 are unaware that 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 not going to have any impact on this.
I am under pressure from the mortgagee in possession of a property in Harlington to complete within four weeks. What can be done to accelerate the buying process?
First, If you are under pressure for your conveyancing it is advisable to make sure that your conveyancer is familiar with the location as they will make use of local contacts and insight. It is even conceivable that they could have conducted otherhomes in the same neighbourhood. You would be best advised to use a Harlington conveyancing firm. In addition, ensure that the lawyer is on the member panel. It is understood that nearly one in five of Harlington conveyancing deals are delayed or jeopardised after finding out that a buyer’s solicitor was not on their mortgage lender’s panel. In many cases this discovery resulted in the legal process being held up by almost 21 days. It is estimated that this issue impacts in the region of one hundred thousand home sales every year. Almost all Harlington conveyancing practices can not act for certain lenders so do check at the outset.
Why is leasehold purchase conveyancing in Harlington costs more?
In summary, leasehold conveyancing in Harlington and North London usually involve additional due diligence compared to freehold transactions. This includes reviewing the lease, communicating with the landlord about serving required notices, securing current service charge and management information, securing the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – regardless of the fact the lease has passed through many different property solicitors hands since it was first entered into.
I am planning to acquire a flat and need a conveyancing solicitor in Harlington who is on the Alliance & Leicester solicitor. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Alliance & Leicester in certain locations such as Harlington. We dont recommend any particular firm.
I am buying a property in Harlington. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
Given that you are obtaining a mortgage with Clydesdale your lawyer must check the formal instructions set out in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook stipulates minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Clydesdale where a lease does not meet these conditions. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Harlington.
I have paid off my mortgage with Virgin Money. I assume I don't need a Harlington solicitor on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being pedantic. The Harlington solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution 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.
I am close to exchanging contracts on the sale of our home in Harlington and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local lawyer would know that there is no such problem. It does beg the question why the buyers are using a factory type conveyancing practice rather than a conveyancing solicitor in Harlington. We have lived in Harlington for three years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to 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 illness)