My husband and I are hoping to acquire a 3 bedroom flat in Northolt with a mortgage. We have a Northolt conveyancer, but the mortgage company advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our Northolt conveyancing practitioner and pay for one of their panel lawyers to act for them. We consider that this is unjust; are we not able to insist that the bank use our Northolt conveyancing practitioner ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Northolt conveyancing lawyer to apply to be on the conveyancing panel.
All was ready to move into my new home in Northolt next Monday. My conveyancing practitioner now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What risks does the mortgage company expect the insurance to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not limited to conveyancing in Northolt.
As someone not used to the Northolt conveyancing process what’s your top tip you can give me for the legal transfer of property in Northolt
Not many law firms or advisers will tell you this but conveyancing in Northolt and elsewhere in West London is often a confrontational process. In other words, when it comes to conveyancing there exists an abundance of room for conflict between you and others involved in the legal transfer of property. E.g., the seller, selling agent and sometimes the lender. Appointing a lawyer for your conveyancing in Northolt an important selection as your conveyancer is your adviser, and is the ONE person in the process whose interest is to protect your best interests and to keep you safe.
We are witnessing a definite increase in the "blame" culture- someone must be at fault for the process being so protracted. You your first instinct should be to trust your solicitor ahead of all other players in the home moving process.
What happens if my lawyer’s firm is suspended from the Santander Solicitor panel ahead of completing my conveyancing in Northolt?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I used Wolstenholmes several years ago for my conveyancing in Northolt. I now require my file but cannot find the solicitor. What do I do?
Do contact 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 Northolt 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.
My husband and I are FTB’s - had an offer accepted, but the agent told us that the seller will only issue a contract if we instruct their chosen conveyancers as they want a ‘quick sale’. We would rather use a high street conveyancer who is accustomed to conveyancing in Northolt
We suspect that the seller is not behind this request. If they desire ‘a quick sale', turning down a genuine buyer is going to damage their objectives. Avoid the agents and go straight to the sellers and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)however you will continue to instruct your preferred Northolt conveyancing solicitors - rather thanthe ones that will provide the estate agent a referral fee or meet his conveyancing thresholds set by head office.