Am I correct in assuming that the fact that my solicitor in Addington is not listed on my bank's conveyancing panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor 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 Addington conveyancing firm and enquire why they are no longer on the approved list for your lender.
We are selling our apartment in Addington. Does my lawyer have to be required to be on the Yorkshire BS conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
Are all Addington Conveyancing Quality Solicitors on the Yorkshire BS conveyancing panel?
Some major lenders now use CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Addington building society branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Addington conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. I have no idea who is right.
Your lawyer must follow the CML Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I recently had an offer agreed on a house in Addington. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £200. Soon after, the lawyer contacted me embarrassingly acknowledging that they were not on the Lloyds 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 Lloyds 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.
Over the last few months I have been searching for a flat up to £305k and found one round the corner in Addington I like with open areas and station nearby, however it only has 51 years on the lease. There is not much else in Addington for this price, so just wondered if I would be making a grave error buying a short lease?
If you require a mortgage the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
What tools are available to identify a Addington law firm on the The Royal Bank of Scotland conveyancing panel? I am a keen cyclist and am happy to travel upto 25miles to meet the conveyancer.
Feel free to make use of the search on this page. Please select a mortgage company and your location and you will see a number of Addington conveyancing lawyers located nearest you. We have listed some Addington conveyancing firms towards the end of this page and you can contact them to see whether they are on the The Royal Bank of Scotland member panel
My wife and I have recently had a bid accepted on our first house in Addington, and need to get solicitors appointed. I have made use of the various comparison based websites and the results are from all over the country. Is it necessary to have a Addington property lawyer local to your prospective property? We are fine to do all the communicating electronically, but I am thinking at some stage we will need to visit the lawyer's office to sign papers?
The solicitor does not need to be in Addington, but opting for local means that you have the option to visit their offices if required, for instance, if a signature is immediately necessary. Furthermore, a Addington solicitor is likely to be familiar with local agents and (if the vendor has instructed a local conveyancer) with them, which should help smooth the process.