I am not well enough to travel far from Thornton Heath. Can you please spell out why all Thornton Heath property lawyers aren't included on all bank panels?
Before the recession most lenders had an approach to risk which differs from the current day. The Financial Services Authority in 2010 carried out a thematic review into mortgage fraud which in summary warned lenders: know the solicitors on your panel. Accordingly, banks have subsequently looked to extract more information from law firms about their operations and the staff who work for them and set certain criteria such as completing a minimum amount of transactions. Many firms have found themselves removed from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible meet the criteria of volume of transactions the mortgage companies insisted on.
My brother-in-law has suggested I instruct a conveyancing solicitor in Thornton Heath. I I would like to check whether they are on the TSB conveyancing panel. Can you advise?
You should call the solicitor and enquire if they are on the lender panel. Otherwise you can call TSB who may be able to confirm.
I am close to exchanging contracts on the sale of our home in Thornton Heath and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Thornton Heath lawyer would know this is not the case. It does beg the question why the buyers used a nationwide conveyancing firm rather than a conveyancing solicitor in Thornton Heath. Having lived in Thornton Heath for 4 years we know that this is a non issue. Should we contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I used Action Conveyancing a few years ago for my conveyancing in Thornton Heath. Now, I need my documents but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Thornton Heath of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
In my capacity as executor for the will of my grandmother I am disposing of a property in Neath but live in Thornton Heath. My lawyer (who is 235 kilometers from meneeds me to sign a stat dec before completion. Can you recommend a conveyancing lawyer in Thornton Heath to attest this legal document for me?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Thornton Heath based
How easy is it to change a solicitor as I need to find a Thornton Heath based firm who is on the lender conveyancing panel. Is it advisable to appoint a new law firm?
If you haven't yet appointed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Thornton Heath that you're thinking of instructing.