I am 4 weeks into the sale of my ground floor flat in Crouch End and the estate agent has just text me to advise that the buyers are appointing a new conveyancer. I am told that this is due to the fact that the lender will only deal with solicitors on their conveyancing panel. Why would a big named mortgage company only work with certain law firms rather the firm that they want to appoint to handle their conveyancing in Crouch End ?
Lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Mortgage companies blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise 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 sway in the decision.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Crouch End?
Two types of professional can conduct conveyancing in Crouch End namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that you need to complete the sale or acquisition of property. They are both obliged to perform Crouch End conveyancing to the same quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally carried out and that the requirements and steps should be appropriately adhered to.
My conveyancer has informed me that flying freehold insurance is necessary on my purchase. What is the level of cover for Crouch End conveyancing?
The appropriate level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.
We had appointed conveyancing lawyers with offices in Crouch End on the Bank of Ireland solicitor panel. They are now charging me a supplemental fee for dealing with the Bank of Ireland mortgage. Is this an additional conveyancing fee specified by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms of Engagement or Quote then yes your lawyer can levy a fee for this. The fee is not set by Bank of Ireland but by your Crouch End property lawyer. Plenty of firms on the Bank of Ireland panel will levy an ‘acting for lender’ fee and others do not.
Should commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Crouch End?
Many commercial conveyancing solicitors in Crouch End will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Crouch End. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Crouch End.
For every commercial conveyancing transaction in Crouch End it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Crouch End commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Crouch End.
How does conveyancing in Crouch End differ for newly converted properties?
Most buyers of new build premises in Crouch End approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Crouch End tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Crouch End or who has acted in the same development.
In scouring the internet for the term conveyancing in Crouch End it reveals many conveyancersin the area. How do I determine which is the suitable conveyancer for the sale of my house?
The best way of finding the right conveyancer is through a personal testimonial, so ask friends and those you trust who have purchased a property in Crouch End or a reputable estate agent or mortgage broker. Costs for conveyancing in Crouch End differ, so it's advisable to request at least four fee calculations from different property lawyers. Dont forget to clarify what costs in the quote includes.