Am I correct in assuming that the fact that my conveyancer in Enfield Wash is not listed on my lender's conveyancing panel that there is a problem with the quality of his work?

That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Enfield Wash conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.

Some advice if I may. My Enfield Wash solicitor is assuring me that he is legally obliged toapply for Enfield Wash conveyancing searches becausethe firm are on the Lloydsapproved lawyer panel. Is this really necessary?

You have limited options available to you. Given that you are taking out a loan with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Enfield Wash conveyancing searches.

we are a couple who are purchasing a newly converted apartment in Enfield Wash with a homeloan from Barclays Direct.We like our Enfield Wash conveyancing lawyer but Barclays Direct informed us she’s not listed on their approved list of member firms. It seems we are left with little choice but to instruct a Barclays Direct panel solicitor or retain our high street solicitor and fork out for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The mortgage issued to you is subject to its various provisions, one of which will be that conveyancers must be on the Barclays Direct conveyancing panel. Until recently, most banks had large numbers of solicitors 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Barclays Direct

Have completed on a a detached house in Enfield Wash , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Enfield Wash conveyancing solicitor has been painfully slow, so I want to check that my name is recorded.

There is nothing unique about conveyancing in Enfield Wash registration formalities. Rather than based on location, timescales can adjust depending on the party submitting the application, whether it is in order and if the Land registry have to notify any other parties. At present approximately 80% of such applications are fully dealt with within 12 days but some can be subject to protracted delays. Historically registration takes place after the new owner is living at the premises thus an expedited registration is not usually primary concern but where it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.

About to purchase a new build apartment in Enfield Wash. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Enfield Wash

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?