I am selling my maisonette in Mortlake and the estate agent has just telephoned to advise that the buyers are swapping solicitor. The reason given is that the bank will only engage with property lawyers on their conveyancing panel. Why would a big named mortgage company only deal with specific solicitors rather the firm that they want to appoint for their conveyancing in Mortlake ?
Lenders have always had panels of law firms that can represent them, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Mortgage companies point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal 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.
I am buying a house for cash in Mortlake. I have resided for the previous 15 years in Mortlake. Conveyancing searches are expensive. As I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then the vast majority of the Mortlake conveyancing searches are optional. Your solicitor will ’encourage you, perhaps strongly, that you should have searches carried out, but he is duty bound to take that path of guidance. Do take into account; if you are going to dispose of the house one day, it will likely be be of relevance to your prospective buyer what the searches disclose. On occasion houses with functional issues can still show up unexpected search results. A competent conveyancing solicitor in Mortlake should be able to give you some constructive guidance concerning this.
I used Wolstenholmes several years past for my conveyancing in Mortlake. I now require my file however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate 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 Mortlake of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How difficult is it to swap conveyancer as I have to select a firm on the Clydesdale conveyancing list. I was using a local conveyancing solicitor in Mortlake five minutes from me but the firm is not approved by Clydesdale
We will our best to assist in finding you a conveyancing solicitor in Mortlake on the Clydesdale panel. Please note that the conveyancers that we work with do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Mortlake. In utilising search facility on this page, you can contrast charges for conveyancing solicitors in Mortlake and throughout England and Wales.
We're new on the property ladder - agreed a price, yet the estate agent informed us that the owners will only move forward if we appoint their preferred solicitors as they are insisting on an ‘expedited deal’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Mortlake
It is unlikely the vendors are driving this. If they want ‘a quick sale', taking such a hostile approach to a motivated buyer is counter productive. Speak to the vendors direct and make the point that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to instruct your preferred Mortlake conveyancing solicitors - not the ones that will earn the negotiator at the agency a kickback or achieve conveyancing targets demanded by senior management.
We are seeking to purchase a repossessed property in Mortlake and the mortgagee in possession would like to complete within 28 days. Do conveyancers complete in this timeframe? Would it be better to instruct a high street Mortlake firm or an online firm that advertises to complete quickly?
Attend your Mortlake shopping parade. Go in to a couple of companies and ask to talk to a conveyancing solicitor for a quote. Set out your situation and seek assurances on deadlines. Choose the firm that comes across as most efficient. Make sure to choose a conveyancing practitioner on the list of lawyers approved by your lender.