I am selling my home in Goodmayes and the estate agent has just telephoned to say that the purchasers are changing their conveyancer. The reason given is that the bank will only engage with solicitors on their approved list. On what basis would a leading mortgage company only engage with certain lawyers rather the firm that they want to appoint for their conveyancing in Goodmayes ?
Banks have always had an approved set of law firms they are content to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 25 years.
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. No lender will say 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. Some 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 not going to have any impact on this.
What is the optimum way to discover of the solicitor handling my conveyancing in Goodmayes is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Barnsley Building Society thus paying £192.00 in additional legal bill.
Please do make use of the search tool on this site. Pick the lender and type ‘Goodmayes’ or your preferred area and you will discover numerous solicitors based in Goodmayes or near you.
We are due to move house in October. Does my conveyancing solicitor update the removal company on the completion day. As an aside, can you suggest a removal company in Goodmayes. Conveyancing lawyer was organised before I stumbled across this website.
On the day of completion you can pick up the house keys from the estate agent but this can only happen when the previous owners lawyers inform the agent that they have the completion monies and the keys can be handed over. After that you will need to advise the removal men that they can start moving you in. We do not recommend a particular removal company but can assist you in locating a residential property solicitor in Goodmayes or a solicitor with expertise in conveyancing in Goodmayes.
We expect to receive a AIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Goodmayes solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Goodmayes solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
The formalities of my remortgage has taken place for my property in Goodmayes. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I used Stirling Law several years ago for my conveyancing in Goodmayes. I now require my papers however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Goodmayes of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I may need to rent out our Goodmayes basement flat temporarily due to taking a sabbatical. We used a Goodmayes conveyancing firm in 2002 but they have closed and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your previous Goodmayes conveyancing solicitor is not around you can check your lease to check if you are permitted to let out the apartment. The rule is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you need to seek permission via your landlord or some other party in advance of subletting. The net result is that you cannot sublet without first obtaining consent. Such consent is not allowed to be unreasonably turned down. If your lease prohibits you from letting out the property you will need to ask your landlord for their consent.
My wife and I have hit a brick wall in seeking a lease extension in Goodmayes. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Goodmayes conveyancing firm who can help.
An example of a Lease Extension decision for a Goodmayes residence is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The unexpired term as at the valuation date was 61.36 years.