I am progressing with the sale of my ground floor flat in Harrow and the EA has just text me to warn that the buyers are switching conveyancer. I am told that this is due to the fact that the lender will only deal with solicitors on their approved list. Why would a big named lender only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Harrow ?
Mortgage companies have always had panels of law firms that can act for them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Mortgage companies attribute this action to a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. No lender will say 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 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 sway in the decision.
I had intended to instruct a property lawyer in Harrow for our house purchase. Our broker informed us that our bank Britannia won't deal with them. Why is this not regarded as unfair competition?
Before the recession most banks had an appetite for risk which was higher than today. Almost all Harrow conveyancing firms would have been on most bank panels. The financial services regulator in 2010 completed a thematic investigation into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms about their operations and their employees and establishing certain criteria such a completing on a minimum number of conveyancing. Many Harrow conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Harrow is one of the numerous locations where the conveyancers we recommend are are authorised to act for Britannia.
I used Arc property Solicitors several years ago for my conveyancing in Harrow. Now, I need the documents but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Harrow of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey completed on a house in Harrow ahead of retaining lawyers. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some banks may refuse to give a mortgage on this type of house.
It varies from the lender to lender. HSBC has different requirements from Halifax. Should you wish to call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Harrow. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Harrow to see if the conveyancing will be more expensive.
Are there any apps to help search for a Harrow law firm on the Clydesdale conveyancing panel? I drive a motor bike and am prepared to travel upto 25miles to meet the solicitor.
You can use the facility on this website. Please pick a lender and your location and you will see a number of Harrow conveyancing lawyers located nearest you. We have listed some Harrow conveyancing firms at the bottom of this page and you can call them to verify whether they are on the Clydesdale member panel
As co-executor for the will of my grandfather I am selling a residence in Newport but reside in Harrow. My conveyancer (approximately 250 kilometers from merequires that I sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Harrow who can attest this legal document for me?
Technically speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are located in Harrow