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Find a Arlesey Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Arlesey? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Arlesey transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Arlesey conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Arlesey

I am 3 weeks into the sale of my home in Arlesey and the EA has just e-mailed to advise that the purchasers are switching conveyancer. I am told that this is due to the fact that the lender will only work with property lawyers on their approved list. Why would a leading lender only engage with certain solicitors rather the firm that they want to choose to handle their conveyancing in Arlesey ?

Mortgage companies have always had an approved set of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.

Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.

My son is in the process of securing a newly built flat in Arlesey with a home loan from Clydesdale. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?

The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.

The Arlesey conveyancing solicitors that I recently instructed on my purchase in Arlesey have without warning shut down. I chose them because I had to have a solicitor on the Yorkshire BS conveyancing panel and my family Arlesey lawyer was not. I paid them £170 in advance. What do I do now?

Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Yorkshire BS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.

We are buying a 4 bedroom semi-detached house in Arlesey. Our aim is to carry out an extension to the side at the property.Will legal due diligence on the property include enquiries to determine if these works are prohibited?

Your property lawyer should check the deeds as conveyancing in Arlesey can occasionally reveal restrictions in the title deeds which prevent certain changes or need the permission of another owner. Certain works need local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.

I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Arlesey bank branch on various occasions and was told they are content with the situation and they will lend. My Arlesey conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend based on their published requirements. Who do I believe?

The lawyer must comply with the CML Handbook section two requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being a right pain. The Arlesey solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?

It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Why can I not complete my conveyancing in Arlesey on May bank holiday?

This is due to the fact that on completion the money will be transferred electronically between the banks of the buyer and seller's solicitor and currently this can only occur on a business day. It is not possible to complete on a weekend either.

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