I am 4 weeks into the sale of my maisonette in Felling and Pelaw and the estate agent has just e-mailed to say that the purchasers are changing their property lawyer. The reason given is that the mortgage company will only deal with solicitors on their approved list. On what basis would a major mortgage company only work with certain solicitors rather the firm that they want to appoint to handle their conveyancing in Felling and Pelaw ?
Mortgage companies have always had an approved set 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.
Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some 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 impact on this.
The Felling and Pelaw conveyancing firm handling our Felling and Pelaw conveyancing has spotted a discrepancy when comparing the surveyor’s assumptions in the valuation survey and what is revealed within the title deeds. My solicitor has advised that he is duty bound to check that the lender is happy with this discrepancy and is still content to lend. Is my conveyancer’s course or action right?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Will my conveyancing lawyers need to check that the building insurance when buying a house in Felling and Pelaw. My lender is Accord Mortgages
Accord Mortgages have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 14/4/2019, the requirements read as follows :
I am helping my mother sell her flat in Felling and Pelaw. Will the solicitor order the EPC or it is for me to see to?
Following the abolition of Home Packs, energy assessments remained a mandatory part of moving property. An energy assessment should be to hand before the property is placed on the market. It is not something that solicitors normally arrange. If you are using a Felling and Pelaw conveyancing solicitor they might help arrange EPC’s due to their contacts with long established Felling and Pelaw providers
We are buying a 3 bedroom semi in Felling and Pelaw. We would like to carry out a loft conversion at the house.Will the conveyancing process involve checks to ascertain if these works are prohibited?
Your conveyancer will review the deeds as conveyancing in Felling and Pelaw will sometimes identify restrictions in the title deeds which prohibit certain works or necessitated the consent of a 3rd party. Many extensions need local authority planning consent and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
I recently had an offer accepted on a house in Felling and Pelaw. My financial adviser pressured me to appoint their solicitor. I paid an upfront payment of £225. A couple of days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Wolstenholmes a few years ago for my conveyancing in Felling and Pelaw. Now, I need the documents but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Felling and Pelaw of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.