I am in the process of selling my house in Beckton and the estate agent has just called to say that the buyers are switching solicitor. I am told that this is due to the fact that the bank will only deal with property lawyers on their conveyancing panel. On what basis would a major lender only work with specific lawyers rather the firm that they want to choose to handle their conveyancing in Beckton ?
Banks have always had an approved set of law firms that can represent them, but in the past few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Banks point to the increase in fraud as the reason for the pruning – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
It is is a decade since I bought my house in Beckton. Conveyancing lawyers have now been instructed on the sale but I can't find the title deeds. Is this a major issue?
You need not be too concerned. First there is a possibility that the deeds will be with the lender or they could be in the possession of the solicitor who handled your purchase. Secondly in all probability the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Beckton relates to registered property but in the unlikely event that your property is not registered it is more tricky but is not insurmountable.
I am buying a terraced house in Beckton. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Beckton you will have to appoint a solicitor on your bank'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 Beckton.
How can the Landlord & Tenant Act 1954 impact my commercial property in Beckton and how can you help?
The 1954 Act affords protection to business leaseholders, giving them the a statutory right to apply to court for a renewal tenancy and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Beckton
I need to instruct a conveyancing solicitor for leasehold conveyancing in Beckton. I happened to stumble upon a site which appears to be the perfect offering If it is possible to get all formalities completed via email that would be preferable. Do I need to be concerned? What should out be looking out for?
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?
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the bank conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the lender conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the bank solicitor panel.