My fiance and I are looking to acquire a flat in Kingsbury and are in fact using a Kingsbury conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Barnsley Building Society have this evening contacted us to inform me that there is now an issue as our Kingsbury lawyer is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' lawyers to also represent the mortgage company. 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 lender 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 are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Kingsbury lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
We intend to purchase a 1 bedroom apartment in Kingsbury with a mortgage from Lloyds TSB Bank.We have a Kingsbury conveyancing lawyer but Lloyds TSB Bank advised that he's not on their approved list of member firms. We have to appoint a Lloyds TSB Bank panel lawyer or retain our high street solicitor and fork out for a Lloyds TSB Bank panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Lloyds TSB Bank use our lawyer?
No, not really. The mortgage offered to you is subject to its various provisions, one of which will be that conveyancers needs to be on the Lloyds TSB Bank approved list. in the past, most lenders had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Lloyds TSB Bank
I am planning to move property in September. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in Kingsbury. Conveyancing lawyer was chosen prior to coming across your page.
On the day of completion you can collect the keys from the property agent however this should only take place after the previous owners conveyancers advise the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you should inform the removal company that you are ready to move in. We are not in a position to suggest a specific removal organisation but can help you locate a residential property solicitor in Kingsbury or a legal practice with expertise in conveyancing in Kingsbury.
I am buying a property in Kingsbury. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
As your lender is Bank of Ireland your lawyer must comply with the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Bank of Ireland where a lease fails to meet these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Kingsbury.
Completion of my purchase has taken place for my property in Kingsbury. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
We are a couple of weeks into a leasehold purchase having been recommend to conveyancers by the high street agent to do our conveyancing in Kingsbury. We are not happy. Can you help me find new lawyers?
They would have to be very bad to suggest replacing them. Has your mortgage been issued? If so you will need to inform them of the new conveyancer and get the loan are issued to the new lawyers. Your conveyancer should be on the mortgage company approved list to avoid added costs and complications. That should be your first question of the new conveyancers. Our search tool should help you find a bank approved lawyer for your conveyancing in Kingsbury
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the bank conveyancing panel solicitor to sign the legal charge? If so, I will instruct a firm who offer conveyancing in Kingsbury as it will be easier to pop in to their offices if necessary.
Most conveyancing panel lawyers for the mortgage company undertake conveyancing via the post, internet or over the phone. This means that they can undertake your Conveyancing Transaction no matter where you live in England or Wales. YOu dont have to use a conveyancing solicitor in Kingsbury. it would nevertheless be wise to check if you can still book an appointment to go into appointed conveyancing lawyer if you prefer.