My wife and I are planning to acquire a flat in Hackney Marshes and are in fact using a Hackney Marshes conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Bank of Scotland have this morning contacted us to advise us that there is now an issue as our Hackney Marshes conveyancer is not on their conveyancing panel. Is this a problem?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Hackney Marshes lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
I have an AIP. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would prefer to instruct a Hackney Marshes based conveyancing firm?
Do check but the chances are that give you one of their panel conveyancers if you want the "fee-free" deal. Speak to the lender to see if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Hackney Marshes.
I am due to move house in December. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Hackney Marshes. Conveyancing firm was chosen prior to coming across this site.
On the afternoon of completion you will need to pick up the house keys from the estate agent however this should only occur when the sellers lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you will need to inform the removal company that you are ready to move in. We do not recommend a specific removal organisation but can help you choose a conveyancing in Hackney Marshes or a firm with expertise in conveyancing in Hackney Marshes.
Is it the case that all Hackney Marshes CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
A selection of banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
Can I be sure that the Hackney Marshes conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in Hackney Marshes seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your conveyancing.
It has been three months since my purchase conveyancing in Hackney Marshes took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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 property 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.
I am using a search engine for the words on line conveyancing in Hackney Marshes it brings up many conveyancerslocally. How do I determine which is the suitable solicitor for my move?
The ideal method of seeking the right conveyancer is through a trusted testimonial, so enquire of colleagues and those you trust who have acquired a property in Hackney Marshes or the local estate agent or mortgage broker. Costs for conveyancing in Hackney Marshes differ, so it's sensible to obtain at least three costs illustrations from varying types of property lawyers. Be sure to secure confirmation what costs in the quote includes.