Much to our surprise we have been advised by our IFA that my Wanstead solicitor is not on the bank Conveyancing panel. What can I do to check?
The first thing you need to do is to call your Wanstead lawyer directly. You lawyer should notify you what has happened. Where they are not on the panel they may recommend you to a Wanstead conveyancing firm that is on the approved list of lawyers for your mortgage company.
It is 10 years ago since I bought my home in Wanstead. Conveyancing lawyers have just been instructed on the sale but I can't find the title deeds. Is this a problem?
You need not be too concerned. Firstly the deeds may be retained by your lender or they could be in the possession of the lawyers who oversaw the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. The vast majority of conveyancing in Wanstead relates to registered property but in the unlikely event that your home is not registered it is more tricky but is resolvable.
Is it the case that all Wanstead CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?
A selection of banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
Can I be sure that the Wanstead conveyancing solicitor on the Skipton panel is any good?
When it comes to conveyancing in Wanstead seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor carrying out your conveyancing.
I am purchasing a property in Wanstead. One unusual aspect is that the roof has a solar panel. TSB 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 you are obtaining a mortgage with TSB your lawyer must check the conveyancing requirements contained in Section two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancers are required to report to TSB where a lease fails to comply with these provisions. The provisions relate to the installation of panels on properties countrywide and is not isolated to Wanstead.
I used Arc property Solicitors several years ago for my conveyancing in Wanstead. I now require my file but cannot find the solicitor. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Wanstead of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Wanstead is where the house is located. Can you shed any light on this issue?
Flying freeholds in Wanstead are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wanstead you would need to get your solicitor to go 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 Wanstead may determine 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 an executor of my recently deceased aunt’s Will, with a property in Wanstead which will be sold. The house has never been registered at HMLR and I'm advised that many EAs will insist that it is completed before they will move forward. What's the procedure for this?
In the situation that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.