I am 3 weeks into the sale of my home in Earlsfield and the EA has just called to say that the buyers are appointing a new conveyancer. The reason given is that the mortgage company will only work with solicitors on their approved list. Why would a leading mortgage company only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Earlsfield ?
Banks have always had an approved set of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lenders point to the increase in fraud by way of justification for the pruning – criteria have been stiffened 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 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 buyers are unlikely to have any impact on this.
Can you help? My Earlsfield solicitor is informing me me that she is duty bound toapply for Earlsfield conveyancing searches resulting from the fact thatthe firm are on the Nat Westsolicitor panel. Is my lawyer correct?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Earlsfield conveyancing searches.
I need some expedited conveyancing in Earlsfield as I am under pressure to exchange contracts inside 3 weeks. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free buyer you are at free not to have searches conducted although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Earlsfield the following are examples of issues that can show up and therefore impact future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Unadopted Roads,...
It has been 2 months since my purchase conveyancing in Earlsfield completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In my capacity as executor for the estate of my grandfather I am selling a residence in Newport but reside in Earlsfield. My solicitor (who is 260 kilometers from mehas requested that I sign a stat dec prior to completion. Can you recommend a conveyancing practitioner in Earlsfield who can attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Earlsfield based