I am nearing exchange of contracts for my maisonette in South Ruislip and the EA has just text me to warn that the purchasers are changing their property lawyer. I am told that this is due to the fact that the mortgage company will only engage with solicitors on their approved list. On what basis would a major mortgage company only deal with specific law firms rather the firm that they want to appoint for their conveyancing in South Ruislip ?
Banks have always had an approved set of law firms that can represent them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lending institutions point to the increase in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to oversee. No lender will say 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. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
We're in South Ruislip, First time buyers purchasing with a mortgage (lender is Yorkshire BS , and our solicitor is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We previously instructed conveyancers with offices in South Ruislip on the Aldermore solicitor approved list. They have just invoiced me an additional fee for the legal aspects of the Aldermore mortgage. Is this a supplemental conveyancing fee set by Aldermore?
Provided it is contained in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. This fee is not set by Aldermore but by your South Ruislip property lawyer. Some firms on the Aldermore panel will charge ’dealing with mortgage’ fee but some firms include it on their overall fee.
I had a mortgage agreed in principle with Santander. South Ruislip conveyancing lawyers are instructed. How long does it take for Santander to forward the offer to the conveyancer?
There is no definitive answer here. Have Santander conducted the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Completion of my purchase has taken place for my property in South Ruislip. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Are there restrictive covenants that are commonly identified as part of conveyancing in South Ruislip?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in South Ruislip. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Is it possible to transfer to a new firm as I have to choose one who is on the Godiva Mortgages Ltd conveyancing list. I had appointed a high street conveyancing solicitor in South Ruislip five minutes from me but she is not accepted by Godiva Mortgages Ltd
It would be our pleasure to assist you find a conveyancing solicitor in South Ruislip on the Godiva Mortgages Ltd panel. Please note that the property lawyers that we list do not pay us fee if you instruct them and are authorised and regulated by the SRA who oversee all conveyancing solicitors in South Ruislip. Using the find a conveyancing solicitor tool on this page, you can scrutinise fees for conveyancing solicitors in South Ruislip and throughout England and Wales.
I see that you have a search directory listing law firms on the mortgage company conveyancing panel. Do South Ruislip conveyancing companies pay you a commission if I retain them for my own 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 South Ruislip.