Am I correct in assuming that the fact that my conveyancer in London is not on my lender's solicitor panel that there is a problem with the standard of her work?
That would most likely be a wrong assumption to make. There are plenty of plausible explanations. Just recently a report by the solicitors regulator indicated 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 London conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
We are planning to move house in May. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you put forward a removal company in London. Conveyancing lawyer was organised before I stumbled across your website.
On the afternoon of completion you will need to collect the house keys from your estate agent but this should only occur once the sellers lawyers advise the agent that the monies to complete are in and the keys can be passed over. You can inform the removal men that they can start moving you in. We do not suggest a specific removal organisation but can help you choose a residential property solicitor in London or a legal practice with expertise in conveyancing in London.
Can you help - my lawyer says that defective lease insurance is necessary on my purchase. What is the level of cover for London conveyancing?
The appropriate level of defective lease indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
How can we tell if a London conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in London getting recommendations is a sensible starting point. 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 advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.
I am buying my first flat in London with the aid of help to buy. The sellers refused to budge the amount so I negotiated 6k of extras instead. The estate agent advised me not to tell my conveyancer about this deal as it will adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I decided to have a survey completed on a house in London in advance of retaining lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some banks will not grant a mortgage on this type of property.
It depends who your proposed lender is. Santander has different requirements for example to Nationwide. If you contact us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in London. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I are first time buyers - had an offer accepted, yet the property agent advised that the vendor will only move forward if we appoint the agent's chosen solicitors as they need an ‘expedited deal’. We would rather use a local solicitor who is familiar with conveyancing in London
We suspect that the owner is not behind this requirement. If they require ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the sellers and make sure they understand (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted London conveyancing firm - rather thanthe ones that will earn their negotiator at the agency a referral fee or meet his conveyancing figures pre-set by head office.