Is the fact that my solicitor in Snaresbrook is not listed on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer 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 Snaresbrook conveyancing firm and enquire why they are no longer on the approved list for your bank.
Is there a search tool that I can use to investigate if the solicitor carrying out my conveyancing in Snaresbrook is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for The Mortgage Works thus spending £175.00 in further legal bill.
Feel free to take advantage of the search tool on this page. Please choose the mortgage company and type ‘Snaresbrook’ or your preferred area and you will discover numerous conveyancers offices in Snaresbrook or near you.
When it comes to lenders such as Santander, do Snaresbrook conveyancing practitioners face a yearly amount to be on the list of approved solicitors?
We are unaware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being problematic. The Snaresbrook solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Intending to buy a flat in Snaresbrook. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Aldermore conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Snaresbrook solicitor is on the Aldermore conveyancing panel.
I bought my home on 6 January and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Snaresbrook said it would be registered in less than a month. Are transfers in Snaresbrook uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Snaresbrook registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether there are errors and whether the Land registry have to notify any interested parties. At present in the region of 80% of such applications are fully addressed in less than three weeks but some can be subject to extensive delays. Registration takes place once the purchaser has moved in to the property thus 'speed' is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your lawyers should contact the land registry and explain the circumstances.
Much to my surprise my conveyancer in Snaresbrook has informed me that he requires ID documents stating that this forms part of his legal duty as a solicitor on the mortgage company Conveyancing panel. This is news to me - can I refuse?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the bank. This is not specific to conveyancing in Snaresbrook