Much to our surprise we have been told by our mortgage adviser that my Hendon lawyer is not on the lender Solicitor panel. How can I check?
You need to call your Hendon conveyancer. You lawyer should advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your lender.
We are planning to acquire a flat and require a conveyancing solicitor in Hendon who is on the Principality conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Hendon.
We previously selected conveyancing lawyers based in Hendon on the Lloyds solicitor approved list. They have just invoiced me a supplemental charge for dealing with the Lloyds mortgage. Is this an additional conveyancing fee specified by Lloyds?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancer is entitled to levy a fee for this. This charge is not set by Lloyds but by your Hendon conveyancing practitioner. Plenty of firms on the Lloyds panel will charge an ‘acting for lender’ fee but many practices incorporate it on their overall fee.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being a right pain. The Hendon solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have instructed a Hendon solicitor having checked that they are on the Yorkshire BS conveyancing panel. Does my lawyer arrange the survey of the property?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Hendon postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Hendon.
I used Action Conveyancing a few years past for my conveyancing in Hendon. Now, I need the documents however the law firm is no longer operating. What do I do?
You should 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 Hendon of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am selling my house. My past lawyers have shut. It would be helpful to have a recommendation of a conveyancing firm. Im based in Hendon if that affects matters.
Do use our search tool to help you find a solicitor for your conveyancing in Hendon. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.