Am I correct in assuming that the fact that my conveyancer in Pimlico is not identified on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
That is most likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Pimlico conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
Can your site be used to recommend a Conveyancing solicitor in Pimlico even if I’m not purchasing or selling a house, for instance where I want to acquire an office in Pimlico with a loan from Santander?
The service is predominantly used to locate domestic conveyancing solicitors in Pimlico but we have listed at the bottom of this page some Pimlico commercial conveyancing firms. You will need to make contact with the firm directly to check if they can also act for Santander
My grandmother passed away 10 months ago and as sole heir and executor I was left the house in Pimlico. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this allowed?
Where you plan to refinance then Yorkshire BS will insist on your using a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.
Is there a list of Clydesdale panel conveyancers in Pimlico on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings open the public over the internet. If you are looking for a Pimlico lawyer on the Clydesdale please make the most of our tool.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Pimlico bank branch on various occasions and was told it does not affect the mortgage offer and they will lend. My Pimlico conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
The conveyancer has to comply with the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being pedantic. The Pimlico solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
My company is planning to take over a lease of an office on the high street. Can you recommend solicitors offering fixed fees for commercial conveyancing in Pimlico for below £1,200?
We can recommend firms who host a wealth of experience of commercial conveyancing in Pimlico, including the sale and purchase of businesses as well as simply property. If you are looking to purchase or lease a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right lawyer. As for the charges this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your details or email us so that we can supply you with comprehensive commercial conveyancing quote.
Builders have suggested I use a conveyancer and I've obtained an estimate from them. It's almost £400 cheaper than my own Pimlico conveyancing practitioner. Should I use them?
Developers frequently have lists of solicitors who are quick and who know the seller’s paperwork and conveyancing practitioner. Plenty of developers offer an incentive to choose a preferred property lawyer for this reason, any increased charges can be avoided and a developer won't suggest a conveyancing factory and run the risk of having the conveyancing stall when they want exchange within a tight time frame. A counter-argument for not opting for the suggested conveyancer is that they may prove hesitant to 'push' your interests at the risk of upsetting the developer. If you worry that this may be the case you should remain with your high street Pimlico solicitor.