Unfortunately I am unable to travel far from Waltham Abbey. What is the rationale as to why all Waltham Abbey lawyers aren't included on all mortgage company panels?

Mortgage companies highlight the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The elimination of law firms from lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for lending institutions to review their conveyancing panels, which triggered a major policy change in the sector. It led to banks and building societies removing a number of firms from their official list of approved conveyancing practitioners .

I am purchasing a semi-detached house in Waltham Abbey. How practical is it for me to do the conveyancing?

Leaving aside the complexities and merits of DIY conveyancing in Waltham Abbey you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Waltham Abbey.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in Waltham Abbey?

Two types of professional can perform conveyancing in Waltham Abbey namely licenced conveyancers or solicitors. Both professionals handle the legal services that you need to complete the disposal or purchase of property. Both are obliged to conduct Waltham Abbey conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be properly carried out and that the necessary procedures should be accurately taken.

I am purchasing a property in Waltham Abbey. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?

As your lender is RBS your lawyer must comply with the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and solicitors are required to report to RBS where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Waltham Abbey.

I have paid off my mortgage with Bank of Ireland. I assume I don't need a Waltham Abbey solicitor on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Bank of Ireland has sent the Land Registry the discharge electronically, and
3. Bank of Ireland has instructed the Land Registry to do so

I own a semi-detached Georgian house in Waltham Abbey. Conveyancing solicitor acted for me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?

You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Waltham Abbey and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with your conveyancing lawyer who carried out the work.

I am using a search engine for the term cheap conveyancing in Waltham Abbey it reveals many property lawyersin the area. With so much choice what is the best way to find the suitable solicitor for the sale of my house?

The ideal way of choosing a suitable conveyancer is through a personal referral, so enquire of friends and those you trust who have acquired a property in Waltham Abbey or a respected estate agent or financial adviser. Charges for conveyancing in Waltham Abbey differ, so it's sensible to obtain a minimum of four fee estimates from different solicitors. Make sure that you clarify what costs in the quote includes.