Am I correct in assuming that the fact that my solicitor in High Holborn is not listed on my bank's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the High Holborn conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.
I am expecting a DIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any High Holborn solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint High Holborn solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
My wife and I are spending time looking at flats in High Holborn and I am now considering a potential offer. Is it advisable to have my conveyancer on ‘stand by’? I intend to finance via a mortgage with Yorkshire BS.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are taking out a mortgage with Yorkshire BS, make sure you remember to check that your lawyer is on the Yorkshire BS conveyancing panel.
UBS have agreed my home loan in principle, my offer on a flat in High Holborn has been accepted, what are the next steps?
Your property agent will want to be advised as to your solicitor's details (be sure the solicitors are on the lender’s panel). Telephone UBS or the broker and finalise any appropriate paperwork. UBS will appoint a valuer who will get in touch with the selling agent or seller to arrange a time for the valuation to happen. Once carried out (assuming no problems) it takes about ten days to receive the mortgage offer. UBS will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in High Holborn.
I am buying a new build flat in High Holborn. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in High Holborn
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
How straightforward is it to use the search tool to select a conveyancing lawyer in High Holborn on the authorised to act for my lender?
First select a bank such as Lloyds TSB Bank, Chelsea Building Society or Alliance & Leicester then specify your preferred area a common one being High Holborn. Conveyancing organisations in High Holborn and further afield should be shown.
I am four weeks into a leasehold purchase having been recommend to solicitors by the selling agent to do our conveyancing in High Holborn. I am am starting to be disappointed with the level of service. Can you you assist me in finding new solicitors?
They would need to be very bad to suggest diss instructing them. Has your loan offer been issued? If so you must make them aware of the new solicitor and ensure the mortgage documents are issued to the new lawyers. Your solicitor ideally needs to be on the banks panel to avoid added charges and delays. That should be your starting point. Our find a solicitor tool should assist you in finding a lender approved lawyer for your home move in High Holborn