Am I correct in assuming that the fact that my solicitor in Southwark is not listed on my bank's conveyancing panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable 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. Should you be concerned you should simply call the Southwark conveyancing practice and ask them why they are no longer on the approved list for your bank.
My husband and I intend to remortgage our maisonette in Southwark with Coventry BS. We have a son 18 who lives at home. Our solicitor has asked us to disclose any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, giving up any rights in the event that the flat is repossessed. I have a couple of questions (1) Is this form unique to the Coventry BS conveyancing panel as he never had to sign this form when we purchased 5 years ago (2) Does our son by signing this extinguish his entitlement to inherit the property?
First, rest assured that your Coventry BS conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Coventry BS. This is solely used to protect Coventry BS if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Coventry BS had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
When can the exchange of contracts occur in domestic conveyancing in Southwark and do I need to be at the solicitors office?
If you are round the corner to our conveyancing solicitors in Southwark you are welcome to attend to sign the paperwork. That being said, the lender approved solicitors we recommend supply countrywide coverage for conveyancing and provide as equally comprehensive and professional a job for you when communicating with you electronically. The signing of the purchase agreement is not the point of no return. A signed contract is just a prerequisite for the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Southwark)to be in the office available at the end of the phone to exchange contracts.
I am assisting my aunt sell her house in Southwark. Will the solicitor commission an energy performance certificate or should I organise this?
Following the demise of HIPs, energy performance certificates became a mandatory part of moving property. An energy assessment must be commissioned in advance of the property being placed on the market. This is not as aspect of the sale process that conveyancers ordinarily arrange. Where you are instructing a Southwark conveyancing lawyer they may help arrange energy performance certificates due to their contacts with long established local accredited person
I am expecting a DIP from Barclays this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Southwark solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Southwark solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I have paid off my mortgage with Nationwide. I assume I don't need a Southwark property lawyer on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Southwark is where the house is located. What do you suggest?
Flying freeholds in Southwark are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Southwark you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southwark may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am looking to sell my home. My past conveyancers closed down. I would be grateful for any recommendation of a conveyancing firm. Im based in Southwark if that makes a difference.
Please use our search tool to help you choose a solicitor for your conveyancing in Southwark. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs with a minimum of fuss.