I can't travel far from Hounslow. What is the rationale as to why all Hounslow solicitors aren't automatically on all lender panels?
Banks point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the Financial Services Authority in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. It resulted in lenders removing a number of firms off their books of approved property lawyers .
I used Wolstenholmes several years ago for my conveyancing in Hounslow. Now, I need my documents however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Hounslow of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Hounslow is the location of the property. Can you offer any opinion?
Flying freeholds in Hounslow are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hounslow you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hounslow may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
My husband and I are one month into a leasehold purchase having been referred to solicitors by the selling agent to handle our conveyancing in Hounslow. We are not happy. Can you you assist me in finding new solicitors?
A conveyancer would need to be very poor to suggest replacing them. Has the mortgage offer been generated? In the event that it has you will need to advise them of the replacement conveyancer and ensure the loan are re-sent. Your conveyancer needs to be on the lenders panel to avoid escalating charges and complications. That should be your first question of the new solicitors. Our search tool will help you find a lender approved lawyer for your conveyancing in Hounslow
My husband and I are purchasing a 2 bedroom flat in Hounslow. When we first instructed conveyancer, they said that they were on all major UK mortgage company panels. The financial adviser emailed yesterday to say that they don't seem to be on the TSB approved list. Were it to be true, what should we do? Should we just find a different solicitor that is on their panel or do we pay for separate representation, with TSB appointing their own approved property lawyer.
When buying a property with the benefit of a mortgage it is conventional for the buyer’s lawyers to also represent the purchaser's lender. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to satisfy. Some mortgage companies now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancing practitioner should call TSB to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on TSB's conveyancing panel and you may continue to use your own Hounslow solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.