I am not in a position to travel far from Lewisham. What is the rationale as to why all Lewisham conveyancers aren't automatically on all lender panels?
Banks normally impose restrictions on either the nature or volume of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that the practice is required to have at least two partners. In addition to restricting the type of firm, some building societies decided to restrict the size of their panel they permit to represent them. It is worth noting that mortgage companies have no accountability for the standard of service given by any Lewisham conveyancing practitioner on their approved list. Mortgage fraud was the main trigger for the rationalisation of solicitor panels in the last decade even though there are differing points of view about the extent of solicitor involvement in some of that fraud. Statistics via HMLR indicates that thousands of conveyancing firms only conduct less than three conveyances a year. Those advocating conveyancing panel consolidation question why conveyancing firms deserve any entitlement to be on a lender panel when clearly conveyancing is not their primary expertise?
When scouring consumer advice sites for a high-quality solicitor in Lewisham, many post that I must instruct a CQS accredited solicitor. Can you explain what CQS is?
Lewisham Conveyancing Quality Scheme law firms have achieved certification by the law Society The Law Society created CQS to establish evidence of quality standards in the home legal process. CQS helps consumers to recognise practices who provide a quality residential conveyancing. Lewisham is one of locations in England and Wales in which CQS are based. The conveyancing scheme obliges solicitors to undergo a strict assessment, compulsory training, self-reporting, spot checks and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Association of British Insurers.
Can I be sure that the Lewisham conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Lewisham obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer carrying out your conveyancing.
Two weeks ago we had a mortgage agreed in principle with Coventry BS. Lewisham conveyancing lawyers were selected. What is the average time that one could expect to receive a mortgage offer from Coventry BS?
There is no definitive answer here. Have Coventry BS conducted the survey? Have you informed Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am buying a property in Lewisham. One unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is UBS your lawyer must follow the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to UBS where a lease does not comply with these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Lewisham.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when acquiring a property in Lewisham?
Unless a previous acquisition of the premises took place after 12 October 2013 you may assume that conveyancing practitioners handling conveyancing in Lewisham to continue to recommend a chancel search and or insurance against a claim.
I used Wolstenholmes a few years past for my conveyancing in Lewisham. I now require my file however cannot find the solicitor. What do I do?
Do 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 Lewisham of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.