I am in the process of selling my flat in Langley and the estate agent has just telephoned to advise that the buyers are appointing a new solicitor. I am told that this is due to the fact that the bank will only work with solicitors on their approved list. Why would a major lender only work with certain law firms rather the firm that they want to select to handle their conveyancing in Langley ?
Banks have always had panels of law firms they are willing to work with, but in the past few 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 attribute this action to a rise in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. 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 being contacted daily by practices that have been removed from panels. Plenty of firms 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.
Can the conveyancing practitioners identified via your ’find a lawyer’ app handle right to buy conveyancing in Langley?
We do have a variety of conveyancing solicitors who can handle right to buy conveyancing Please get in touch with the solicitors listed with a view to get a costs illustration.
I am planning to acquire a flat and need a conveyancing solicitor in Langley who is on the Godiva Mortgages Ltd solicitor. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as Langley. We dont recommend any particular firm.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Langley?
Two types of professional can do conveyancing in Langley namely CLC regulated conveyancers or solicitors. The two can administer conveyancing services that you need to complete the disposal or purchase of property. Both are duty bound to perform Langley conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly administered and that the necessary procedures should be accurately attended to.
We are aiming to move property in August. Does my conveyancing solicitor communicate with the removal company on the completion day. As an aside, can you suggest a removal company in Langley. Conveyancing firm was organised prior to coming across your website.
On the day of completion you will need to collect the house keys from the property agent but this should only take place once the vendors conveyancers confirm to the agent that the monies to complete are in and the keys can be released. You will need to inform the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can help you locate a residential property solicitor in Langley or a solicitor that specialises in conveyancing in Langley.
We had selected solicitors based in Langley on the TSB solicitor approved list. They have just billed me a further charge for the legal aspects of the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer may charge a fee for this. This charge is not set by TSB but by your Langley property lawyer. Some firms on the TSB panel will quote ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
Do commercial conveyancing searches reveal planned roadworks that could impact a commercial property in Langley?
Its becoming the norm that commercial conveyancing solicitors in Langley will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Langley. The search result 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 Langley.
For every commercial conveyancing transaction in Langley it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Langley commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Langley.
I was pointed in your direction by a few selling agents in Langley to get a quote from a property lawyer using your seach tool. Is there a financial upside for Estate Agents to offer your services over and above another?
We refuse to make any referral fee for sending work our way. We thought it would be too underhand a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.