Me and my partner are buying a 1 bedroom flat in Willesden with a mortgage. We have a Willesden conveyancer, however the lender says she’s not on their "panel". It seems we have no option but to use one of the bank panel firms or continue with our Willesden conveyancer as well as pay for one of their panel lawyers to represent them. We feel that this is unjust; can we not insist that the mortgage company use our Willesden solicitor ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Willesden conveyancing solicitor to apply to be on the conveyancing panel.
Do the Building Society Association intend to launch a online directory to to identify solicitors on the Norwich and Peterborough Building Society conveyancing panel for instance in Willesden?
Lexsure has not been advised of any intention on the part of the BSA to promote such a search facility.
I have been on the look out for a ground for flat up to £245,000 and found one close by in Willesden I like with open areas and station in the vicinity, the downside is that it's only got 52 years on the lease. I can't really find anything else in Willesden in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan that many years will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
What does commercial conveyancing in Willesden cover?
Willesden conveyancing for business premises incorporates a wide array of guidance, provided by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
I am thinking of appointing a conveyancing solicitor in Willesden for my house move. Is there any facility to check a solicitor's complaints history with the profession’s regulator?
You can search for presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator sometimes recorded telephone calls for training purposes.
My solicitors in Willesden have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the bank. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the lender directly.