Is the fact that my solicitor in Walthamstow is not identified on my bank's solicitor panel that there is a problem with the standard of her conveyancing?
It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer 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 contact the Walthamstow conveyancing practice and ask them why they are no longer on the approved list for your bank.
Can I use your services to recommend a Conveyancing solicitor in Walthamstow even where I’m not buying or selling a house, for example if I wish to buy a shop in Walthamstow with a mortgage from Alliance & Leicester ?
Our search tool is predominantly there to select domestic conveyancing solicitors in Walthamstow but we have set out towards the bottom of this page a selection of Walthamstow commercial conveyancing firms. You should make contact with the firm directly to see if they can also act for Alliance & Leicester
We are purchasing a apartment in Walthamstow. I might seem paranoid but how we can trust a conveyancer? On the day of competition we will need to put money into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Forgive me if this question is silly but I am wet behind the ears as FTB of a garden flat in Walthamstow. Do I pick up the keys to the premises on the completion date from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Walthamstow?
On the day of completion you will not be required to attend the conveyancers office in Walthamstow. Conveyancing lawyers for you will transfer the completion advance to the seller's conveyancers, and shortly after the monies have arrived, you should be called to pick up the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Walthamstow solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Walthamstow postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Walthamstow.
About to purchase a new build flat in Walthamstow. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Walthamstow
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Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I opted to have a survey carried out on a property in Walthamstow before retaining lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some banks tend refuse to give a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Walthamstow. Conveyancing will be smoother if you use a solicitor in Walthamstow especially if they are familiar with such properties in Walthamstow.
What tools are available to locate a Walthamstow solicitor on the Birmingham Midshires conveyancing panel? I drive a motor bike and am willing to travel upto 25kilometers to meet the lawyer.
Feel free to make use of the tool on this page. Please select a lender and your location and you will see a number of Walthamstow conveyancing lawyers locally. We have listed some Walthamstow conveyancing firms at the bottom of this page and you can contact them to check if they are on the Birmingham Midshires panel