I am progressing with the sale of my home in Roehampton and the estate agent has just text me to warn that the buyers are swapping law firm. I am told that this is due to the fact that the mortgage company will only engage with property lawyers on their approved list. Why would a big named mortgage company only work with specific law firms rather the firm that they want to choose for their conveyancing in Roehampton ?
Lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Lenders blame a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some 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 buyers are unlikely to have any impact on this.
All was ready to move into my new home in Roehampton next Thursday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the mortgage company expect the insurance to cover?
All property lawyers on acting for lenders 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 Roehampton.
As someone clueless as to conveyancing in Roehampton what is the number one tip you can give me for the house moving process in Roehampton
You may not hear this from too many lawyers but conveyancing in Roehampton or throughout South West London is an adversarial process. In other words, when it comes to conveyancing there exists an abundance of opportunity for conflict between you and others involved in the legal transfer of property. For example, the seller, estate agent and sometimes your lender. Selecting a solicitor for your conveyancing in Roehampton an important selection as your conveyancer is your adviser, and is the ONE person in the process whose responsibility is to look after your best interests and to keep you safe.
There is a worrying creep of a "blame" culture- someone must be blamed for the process taking so long. We recommend that you your first instinct should be to trust your lawyer ahead of the other parties when it comes to the legal transfer of property.
I am helping my step-mother sell her flat in Roehampton. Will the solicitor order an energy performance certificate or do I organise this?
Following the demise of Home Packs, energy assessments was maintained a required component of selling a house. An energy assessment should be to hand before the property is marketed. This is not something that lawyers ordinarily organise. If you are instructing a Roehampton conveyancing practitioner they might be able to arrange energy assessments given their contacts with long established Roehampton assessors
I am being advised by my conveyancer that lack of planning permission insurance is required on my purchase. What is the level of cover for Roehampton conveyancing?
The right level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
I had a mortgage agreed in principle with RBS. Roehampton conveyancing lawyers were instructed. What is the average time that one could expect to receive a mortgage offer from RBS?
There is no definitive answer here. Have RBS completed the survey? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Do commercial conveyancing searches reveal planned roadworks that may affect a commercial land in Roehampton?
Many commercial conveyancing solicitors in Roehampton will carry out a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Roehampton. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Roehampton.
For each commercial conveyancing transaction in Roehampton it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could cause delays to Roehampton commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Roehampton.
My wife and I have a renovated Victorian house in Roehampton. Conveyancing practitioner acted for me and Lloyds TSB Bank. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for 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 Roehampton and other areas of 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 lenders. You can also question the situation with the conveyancing practitioner who carried out the work.