My partner and I are looking to acquire a property in Walham Green and have instructed a Walham Green conveyancing firm. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. National Westminster Bank have this morning contacted us to advise us that they have now hit a problem as our Walham Green lawyer is not on their conveyancing panel. Please explain?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Walham Green solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
Can I use your services to locate a Conveyancing solicitor in Walham Green even where I’m not buying or selling a house, for instance where I want to buy an office in Walham Green with a mortgage from Norwich and Peterborough Building Society?
Our comparison service is predominantly utilised to help choose residential conveyancing solicitors in Walham Green but we have listed at the bottom of this page some Walham Green commercial conveyancing firms. You should enquire with the company directly to see if they are also authorised to represent Norwich and Peterborough Building Society
My wife and I are buying a house in Walham Green. I might seem paranoid but how we can trust a solicitor? At some point we will need to send our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
What is your number one tip for choosing a conveyancing solicitor in Walham Green
It would be unwise to be seduced by the cheapest Walham Green conveyancing costs illustration. You really do get what you pay for when it comes to conveyancing solicitors. 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 go into the conveyancing with your eyes wide open.
We had appointed solicitors with offices in Walham Green on the HSBC solicitor panel. They are now charging me a supplemental charge for the legal aspects of the HSBC mortgage. Is this a supplemental conveyancing fee specified by HSBC?
Provided it is contained in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. This fee is not set by HSBC but by your Walham Green property lawyer. Numerous firms on the HSBC panel will levy an ‘acting for lender’ fee and others do not.
Just acquired a semi-detached house in Walham Green , What is the estimated time for the Land Registry to deal with the formalities evidencing my proprietorship? My Walham Green conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.
There is nothing unique when it comes to conveyancing in Walham Green registration formalities. Rather than based on location, timeframes can vary subject to who lodges the application, whether there are errors and if the Land registry communicate with any 3rd parties. At present approximately 80% of submission are fully dealt with within two weeks but some can be subject to longer delays. Historically registration occurs after the buyer is living at the property thus post completion formalities is not typically primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.
Is it true that a Walham Green conveyancing company taken to court by clients for failing to conduct the appropriate conveyancing searches?
We are not aware of such a Walham Green conveyancing claim but it has been reported that, clients acquiring a home elsewhere in England successfully sued their conveyancing practitioner due to development plans to erect a wind farm failing to be picked up in conveyancing searches.
Where you are buying in Walham Green It is essential that your conveyancer carry out all Walham Green conveyancing searches required making sure that you have accurate and current information before buying a home in Walham Green.