Unfortunately I am unable to travel far from Thornton Heath. What is the rationale as to why all Thornton Heath solicitors aren't included on all lender panels?
Pre- 2008 most lenders had an attitude to risk which is different from today. The Financial Services Authority in 2010 instigated a thematic review into property fraud which in summary warned lenders: know the conveyancers on your panel. Accordingly, mortgage companies have subsequently requiredmore data from law firms about their operations and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Hundreds of law practices have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms found it impossible meet the criteria of amount of transactions the lenders set.
I am due to move home in January. Should my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you put forward a removal company in Thornton Heath. Conveyancing firm was chosen prior to coming across this website.
On the day of completion you will need to collect the house keys from the selling agent but this can only occur after the previous owners lawyers confirm to the agent that the monies to complete are in and the keys can be collected. Subsequently you should inform the removal men that you are ready to move in. We are not in a position to suggest a specific removal organisation but can assist you in locating a residential property solicitor in Thornton Heath or a firm with expertise in conveyancing in Thornton Heath.
We have agreed to purchase a house in Thornton Heath. A rare aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Clydesdale your lawyer must comply with the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook includes minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Clydesdale where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties nationwide and is not isolated to Thornton Heath.
The formalities of my purchase has taken place for my property in Thornton Heath. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The lawyers who handled the conveyancing in Thornton Heath 5 years ago no longer exist. What are my next steps?
Gone are the days when you need to have the physical original deeds to evidence that you are the owner of your registered land or property, given that the Land Registry have everything they need in a digital format.
How does conveyancing in Thornton Heath differ for new build properties?
Most buyers of new build residence in Thornton Heath contact us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because developers in Thornton Heath typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Thornton Heath or who has acted in the same development.
How easy is it to transfer to a new solicitor as I have to choose one who is on the Clydesdale conveyancing panel. I had appointed a family conveyancing solicitor in Thornton Heath round the corner but the firm is not accepted by Clydesdale
It would be our pleasure to help you select a conveyancing solicitor in Thornton Heath on the Clydesdale panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Thornton Heath. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Thornton Heath.
I have been sourcing a conveyancing solicitor in Thornton Heath for my house move. Can I review a solicitor's complaints history with the legal regulator?
You may search for documented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes recorded call for training requirements.