I am selling my ground floor flat in Pentonville and the estate agent has just text me to say that the purchasers are changing their 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 major lender only deal with certain law firms rather the firm that they want to select for their conveyancing in Pentonville ?
Mortgage companies have always had panels of law firms that can represent them, but in the last few years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Lending institutions attribute this action to a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that 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 impact on this.
I am due to move property in June. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you put forward a removal company in Pentonville. Conveyancing lawyer was organised before I stumbled across your website.
On the day of completion you will need to pick up the keys from your property agent however this should only take place when the vendors solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently you can tell the removal men that they can start moving you in. We do not suggest a particular removal company but can help you find a conveyancing in Pentonville or a firm with expertise in conveyancing in Pentonville.
I have paid off my mortgage with Virgin Money. I assume I don't need a Pentonville conveyancing practitioner on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I have finally had an offer on a maisonette in Pentonville accepted, but there is a chain. The vendors have placed an offer on a flat, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have selected a bricks and mortar conveyancing solicitor in Pentonville. What should be my next step? When do I get the mortgage application with Leeds Building Society going?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, Pentonville conveyancing search fees, etc). The first thing to do is check that your conveyancer is on the Leeds Building Society conveyancing panel. Concerning the subsequent phase this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. In a rising market many buyers will apply for the mortgage with Leeds Building Society and pay for the valuation and only if it comes back ok would they ask their conveyancer to move forward with searches.
I have recentlybecome aware that Arc property Solicitors have closed. They conducted my conveyancing in Pentonville for a purchase of a freehold house 9 months ago. How can I be sure that the property is in my name in the name of the former proprietor?
The quickest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Pentonville conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build flat in Pentonville. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Pentonville
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared.
Is it possible to switch firm as I have to instruct one who is on the Coventry Building Society conveyancing list. I hired a local conveyancing solicitor in Pentonville five minutes from me but he is not accepted by Coventry Building Society
We will our best to assist in finding you a conveyancing solicitor in Pentonville on the Coventry Building Society panel. Please note that the property lawyers that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in Pentonville. In utilising search facility on this website, you can compare costs for conveyancing solicitors in Pentonville and beyond.
My husband and I are 14 days into a freehold purchase having been directed to solicitors by the high street agent to perform conveyancing in Pentonville. I am am very frustrated with the quality of service. Can you help me find new conveyancers?
They would need to be very bad in order to consider changing them. Has your mortgage been generated? In the event that it has you need to inform them of the new contact details and get the mortgage documents are issued to the new lawyers. Your new solicitor ideally should be on the banks panel to avoid escalating charges and delays. So that should be your first question of the new lawyers. The find a solicitor tool should assist you in finding a bank approved solicitor for your conveyancing in Pentonville