My husband and I are intending to buy a 2 bedroom flat in St Luke's with a mortgage. We would like to retain our St Luke's conveyancer, but the lender advise he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or keep our St Luke's conveyancing practitioner and pay for one of their panel firms to act for them. We regard this is unjust; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 St Luke's conveyancing lawyer to apply to be on the conveyancing panel.
As someone unfamiliar with the St Luke's conveyancing process what is the number one tip you can give me concerning the ownership transfer in St Luke's
Not many law firms or advisers will tell you this but conveyancing in St Luke's and elsewhere in England and Wales is an adversarial process. In other words, when it comes to conveyancing there exists an abundance of room for confrontation between you and other parties involved in the home moving process. For instance, the vendor, estate agent and even potentially your mortgage company. Appointing a solicitor for your conveyancing in St Luke's is a critical decision as your conveyancer is your adviser, and is the ONE party in the legal process whose role it is to look after your legal interests and to keep you safe.
Sometimes a potential adversary will attempt to convince you that it is in your interests to do things their way. For example, the estate agent may claim to be helping by suggesting your solicitor is dragging his heels. Or your financial adviser may tell you to do take action that is contrary to your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.
I have just over seventy years remaining on my lease and need a lease extension for my flat in St Luke's. Conveyancing solicitors on the Platform panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 19/4/2019 the requirements read as follows :
I have been told that property searches are the number one reason for stalling in St Luke's house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in St Luke's.
I used Stirling Law a few years past for my conveyancing in St Luke's. Now, I need my documents however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate 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 St Luke's of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.