I am nearing exchange of contracts for my ground floor flat in Harefield and the estate agent has just called to advise that the buyers are appointing a new law firm. I am told that this is due to the fact that the lender will only work with solicitors on their approved list. Why would a leading mortgage company only engage with certain lawyers rather the firm that they want to select for their conveyancing in Harefield ?
Lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Lending institutions blame a rise in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. 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. 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 not going to have any sway in the decision.
Do the Building Society Association intend to launch a search tool with a view to to identify firms on the Coventry BS conveyancing panel for instance in Harefield?
Lexsure has not been advised of any intention on the part of the BSA to promote such a search facility.
If you had a top tip for choosing a conveyancing solicitor in Harefield what would it be?
Do not opt for the cheapest Harefield conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We have a mortgage agreed in principle with Co-operative. Harefield conveyancing lawyers were selected. How long does it take for Co-operative to issue the offer to the conveyancer?
There is no definitive answer here. Have Co-operative completed the survey? Have you advised Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
After much negotiation I have agreed a price on a house in Harefield. My financial adviser suggested a conveyancing practitioner. I paid an upfront payment of £225. Not long after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Principality 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 Principality 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.
Will our conveyancer be making enquiries concerning flooding during the conveyancing in Harefield.
Flooding is a growing risk for conveyancers conducting conveyancing in Harefield. Some people will buy a property in Harefield, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, however there are a number of searches that can be initiated by the purchaser or on a buyer’s behalf which should give them a better understanding of the risks in Harefield. The standard property information forms given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the vendor to find out if the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the vendor, then a buyer could issue a compensation claim stemming from an inaccurate reply. A buyer’s conveyancers should also conduct an enviro search. This will indicate if there is any known flood risk. If so, further investigations should be initiated.
I am planning to acquire a property and need a conveyancing solicitor in Harefield who is on the mortgage company solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who conduct conveyancing in Harefield. We dont recommend any particular conveyancing practice.