Find a Waltham Abbey Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Waltham Abbey? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Waltham Abbey transaction at risk of delay or failure.

Only LenderPanel.com provides a subset of authorised Waltham Abbey conveyancers for over 130 lenders.

Recently asked questions about conveyancing in Waltham Abbey

Unfortunately I am unable to travel far from Waltham Abbey. Is there a reason why all Waltham Abbey lawyers aren't included on all mortgage company panels?

Banks ordinarily restrict either the type or volume of conveyancing practices on their panel. A common example of such restriction(s) being that the firm is required to have two or more partners. As well as restricting the type of firm, some lenders decided to limit the number of firms they permit to act for them. You should note that banks have no accountability for the standard of advice supplied by any Waltham Abbey conveyancing practitioner on their panel. Increases in mortgage fraud was the key driver in the culling of solicitor panels a few years ago notwithstanding that there are contrary assessments concerning whether solicitors sat at the center of that fraud. Statistics from HM Land Registry indicates that thousands of conveyancing firms only transact one or two conveyances annually. Those advocating conveyancing panel pruning question why conveyancing firms deserve the right to remain on a lender panel when clearly conveyancing is not their primary expertise?

I'm the only recipient of my late mum's will with all property in now in my sole name, including the house in Waltham Abbey. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the CML six month 'rule', which means that my proprietorship could be regarded the same way as though I had purchased the property in December. Is the property unsalable for six months?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. many mortgage companies would take a practical view as this provision is primarily there to identify the purchase and immediately sell or the flipping of properties.

I recently had an offer accepted on an apartment in Waltham Abbey. My mortgage broker recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the conveyancer contacted me to say that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being difficult. The Waltham Abbey solicitor who is on the Principality conveyancing panel is saying indemnity insurance will be fine but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?

It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.

The deeds to my house are lost. The conveyancers who dealt with the conveyancing in Waltham Abbey 4 years ago no longer exist. What are my options?

You no longer need to have the physical official documentation to establish that you own the land or property, as the Land Registry have everything they need in a digital format.

I'm purchasing a new build house in Waltham Abbey with a loan from Nottingham Building Society. The sellers refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not inform my solicitor about this deal as it could jeopardize my loan with Nottingham Building Society. Should I keep quiet?.

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 need to instruct a conveyancing solicitor for sale conveyancing in Waltham Abbey. I happened to chance upon a site which seems to have the ideal answer If there is a chance to get all this stuff done via email that would be preferable. Do I need to be wary? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

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