I can't travel far from Hillingdon. Can you please explain the reason why all Hillingdon solicitors aren't automatically on all mortgage company panels?

Banks ordinarily impose restrictions on either the type or volume of conveyancing firms on their approved list of lawyers. A common example of such criteria being that a firm needs to have at least two partners. As well as restricting the nature of firm, some have made a decision to reduce the size of their panel they allow to represent them. You should note that lenders have no liability for the quality of conveyancing given by any Hillingdon solicitor on their panel. Increases in mortgage fraud was the key driver in the reduction of solicitor panels in the last decade notwithstanding that there are opposing assessments concerning the extent of solicitor involvement in some of that fraud. Statistics via HMLR exposes that thousands of conveyancing practices only transact one or two conveyances a year. Those advocating conveyancing panel consolidation question why law firms deserve claim to remain on a conveyancing panel when it is evident that conveyancing is not their speciality?

I am in a contract race with another prospective purchaser for a property in Hillingdon. What can I do to speed up matters?

Where the seller is applying pressure to sign contracts it is advisable to make sure that your conveyancer is familiar with the location as they will benefit local relationships and intelligence. It is possible that they could have handled otherhouses in the same neighbourhood. Therefore consider using a Hillingdon conveyancing solicitor. In addition, be sure that the conveyancing firm is on the member panel. It is understood that 18% of Hillingdon conveyancing deals are suspended or derailed after discovering a purchaser’s solicitor was not on their banks list of approved solicitors. In many cases this discovery resulted in the legal transfer of property being held up by an average of three weeks. It is believed that this issue affects approximately 100,000 home sales annually. Almost all Hillingdon conveyancing firms can not act for certain lenders so do check at the outset.

In what way does my ID and proof of funds have anything to do with my conveyancing in Hillingdon? Why is this being asked of me?

Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identification documents of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Client Care letter that you need to sign should stipulate this. Your lender will also require certain documents to be viewed. Where you refuse to hand over identification documents, your solicitor would not be able to act for you.

I am helping my sister sell her property in Hillingdon. Will the conveyancing solicitor arrange an energy assessment or it is for me to see to?

After the demise of HIPs, EPC’s was kept a mandatory component of moving house. An EPC must be to hand prior to the property being placed on the market. This is not as aspect of the sale process that lawyers ordinarily arrange. If you are using a Hillingdon conveyancing solicitor they may help arrange EPC’s due to their contacts with long established Hillingdon energy assessors

Is it the case that all Hillingdon solicitor practices on the Virgin Money conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Virgin Money conveyancing panel they would need to be overseen by the SRA. Some banks do permit licenced conveyancers on their panel in which case such practice would be overseen by the CLC.

Two weeks ago we had a mortgage agreed in principle with Clydesdale. Hillingdon conveyancing practitioners are instructed. How long does it take for Clydesdale to send the offer to the lawyer?

There is no definitive answer here. Have Clydesdale completed the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

If instructed can a conveyancer remove someone from the title of my property in Hillingdon ?

Extracting or adding someone to the title of your house is relatively straightforward. You’ll need to appoint a conveyancing practitioner to discuss your legal rights before you can proceed with a transfer of property. Contact us to book a free consultation with one a conveyancing practitioner