I can't travel far from Old Ford. Can you please explain the reason why all Old Ford lawyers aren't included on all bank panels?
Pre- 2008 most mortgage companies exhibited an approach to risk which differs from the current day. The FSA in 2010 instigated a thematic review into fraud which concluded: know the solicitors on your panel. Consequently, lenders have subsequently looked to extract more data from law firms about their operations and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Many law practices have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the criteria of amount of transactions the lenders insisted on.
Finally the sale completed on my house in Old Ford last November but our buyer keeps Skype messaging me to moan that his conveyancer needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your house sale your solicitor is committed to deliver the transfer deeds and all additional paperwork to the purchaser's solicitors. If applicable, your solicitor must also confirm that the home loan has been repaid to the purchasers conveyancers. There are no post completion requirements specific conveyancing in Old Ford.
What happens if my lawyer’s firm is suspended from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Old Ford?
First, this is a very rare occurrence. 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 at a cost.
Is it the case that all Old Ford solicitor practices on the RBS conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the RBS approved list of solicitors they would need to be regulated by the SRA. Some mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be regulated by the CLC.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being a right pain. The Old Ford solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Old Ford solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Old Ford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Me and my brother purchased a semi-detached Edwardian property in Old Ford. Conveyancing solicitor represented me and Santander. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the matching address. Is it worth asking Santander to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Old Ford and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing lawyer who conducted the purchase.
I note that you have a search directory identifying firms on the lender conveyancing panel. Do Old Ford conveyancing companies pay you a commission if I appoint them for my conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the bank conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Old Ford.