I am nearing exchange of contracts for my flat in North London and the EA has just text me to say that the buyers are switching solicitor. I am told that this is due to the fact that the bank will only deal with solicitors on their approved list. Why would a leading mortgage company only work with certain law firms rather the firm that they want to select for their conveyancing in North London ?
Mortgage companies have always had panels of law firms they are content to work with, but in recent years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
Mortgage companies point to the increase in fraud by way of justification for the reduction – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose 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 unlikely to have any sway in the decision.
I am need of leasehold conveyancing for an apartment in a fairly new development (seven years old) in North London. 95% of the properties are already disposed of. Is it really necessary to order conveyancing searches as part of conveyancing in North London?
If you getting a mortgage, your lender will insist on some (many) of the searches so you'll have no choice. If not, then North London conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps in the strongest possible terms, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to switch to an alternative solicitor for your conveyancing in North London.
At what point can the exchange of contracts occur in purchase conveyancing in North London and do I need to be at the conveyancers branch?
If you are local to our conveyancing solicitors in North London you are invited in to sign contracts. That being said, the firms we recommend offer a countrywide conveyancing service and provide just as detailed and professional a job for you when communicating with you electronically. The signing of the contract is not the critical part. A signed contract simply enables the solicitor to exchange contracts at the suitable time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in North London)to be in the office available at the end of the phone to exchange contracts.
I am due to move house in September. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you suggest a removal company in North London. Conveyancing solicitor was found prior to coming across your website.
On the afternoon of completion you can pick up the keys from your property agent however this should only happen after the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be collected. After that you can inform the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can help you locate a conveyancing in North London or a legal practice with expertise in conveyancing in North London.
Can you point me to a directory of Leeds Building Society panel solicitors in North London on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. Very few mortgage companies make their panel listings open the public on the web. If you are looking for a North London conveyancing practitioner on the Leeds Building Society please use our tool.
The formalities of my remortgage has taken place for my property in North London. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I am looking into buying my first house which is in North London and I am already nervous. I couldn't find anything specific about North London. Conveyancing will be needed in due course but do you know about the North London area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at North London. In the meantime here are some basic statistics that we found
I need to find a conveyancing solicitor for sale conveyancing in North London. I have stumble across a site which appears to be the ideal answer If there is a chance to get all the legals completed via web that would be preferable. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?