I am one month into the sale of my home in Kingstanding and the EA has just e-mailed to advise that the purchasers are switching property lawyer. The excuse is that the mortgage company will only work with property lawyers on their approved list. On what basis would a major lender only work with certain lawyers rather the firm that they want to choose to handle their conveyancing in Kingstanding ?
Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as HSBC, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal 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 impact on this.
I have 70 years left on my lease and need a lease extension for my flat in Kingstanding. Conveyancing solicitors on the Chelsea Building Society panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 15/1/2022 the requirements read as follows :
What is your number one tip for choosing a conveyancing solicitor in Kingstanding
We would encourage you not to go for the cheapest Kingstanding conveyancing quote. You really do get what you pay for when it comes to property lawyers. 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 know exactly what you’ll have to pay in ahead of time.
My bid for a property was accepted at auction in Kingstanding. Conveyancing is necessary. What is next?
Having legally bound yourself to purchase you now have to choose a conveyancing practitioner as a matter of priority as you are facing a pending deadline in which to complete the conveyancing. An auction property should have a corresponding legal pack. This should include evidence of title and search results. In the case of leasehold premises the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You must pass this on to the lawyer instructed by you at the earliest opportunity. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.
My wife and I are in the process of viewing houses in Kingstanding and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a mortgage with UBS.
It would be sensible to start your search sooner rather than later. 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 UBS, ask your prospective lawyers if they are on the UBS conveyancing panel otherwise they can't do the mortgage legal work.
I'm remortgaging my existing property to a buy to let loan with Accord Mortgages Ltd and intend to use the remaining equity as a deposit on further house. The area we are talking about is Kingstanding. Will your conveyancers be able to act for both sets of banks and tie in the transactions?
Do use our search tool on this page to be sure that the lawyers are approved by both banks. Assuming that they are your conveyancer will be able to connect the two deals but you should talk with you lawyer and make apparent your desired outcome and requirements.
My partner has urged me to instruct his conveyancing solicitors in Kingstanding. Should I choose my own property lawyer?
There are no two ways about it the best way to choose a conveyancing practitioner is to seek feedback from friends or relatives who have actually experience in using the firm that you are contemplating using.