Me and my fiance are buying a 1 bedroom flat in Beckton with a mortgage. We like our Beckton conveyancer, however the bank advise she’s not on their "panel". We have to appoint one of the bank panel firms or continue with our Beckton conveyancing practitioner and pay for one of their panel lawyers to represent them. We consider that this is inequitable; are we not able to insist that the lender use our Beckton conveyancing practitioner ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Beckton conveyancing solicitor to apply to be on the conveyancing panel.
Finally the sale completed on my house in Beckton last May but my buyer keeps telephoning daily to say their lawyer needs to hear from myconveyancer. What are the post completion sale formalities following completion?
Post completion of your sale your lawyer should deliver the transfer documentation and all of the paperwork to the purchaser's conveyancer. Where appropriate, your lawyer should also evidence that the mortgage has been paid off to the buyers conveyancers. There is unlikely to be post completion formalities peculiar conveyancing in Beckton.
Please help - my lawyer advises that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Beckton?
The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Barnsley Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I had a mortgage agreed in principle with Skipton. Beckton conveyancing practitioners have been instructed. How long does it take for Skipton to forward the offer to the lawyer?
There is no definitive answer here. Have Skipton conducted the valuation? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have instructed a Beckton lawyer having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Beckton postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Beckton.
I used Stirling Law a few years past for my conveyancing in Beckton. I now require my file but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Beckton of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am downsizing from my house. My former conveyancers have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Beckton if that makes things easier.
You should use our search tool to help you choose a solicitor for your conveyancing in Beckton. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
My friend mentioned that when choosing a conveyancing firm they need approved by your mortgage company. It happens to be my first house move but I have an offer in principle from Birmingham Midhshires and I already have a family conveyancing lawyer in Beckton on standby. Will Nat West Bank insist on an approved lawyer to be selected? Does a directory of approved firms even exist for my conveyancing in Beckton?
You need to use a solicitor that is on the Nat West Bank panel. The simplest thing to do is telephone your chosen Beckton conveyancing solicitor to check if they are on the Nat West Bank panel. If they are not approved you have a couple of options available to you here:
- Proceed with your chosen Beckton lawyer but Nat West Bank will undoubtedly appoint a conveyancing practitioner from their approved list. The net impact is additional charges and probable frustration.
- Choose a new property lawyer to conduct the conveyancing, not forgetting to check that they are on the Nat West Bank conveyancing panel.
- Appeal to your conveyancing practitioner to apply to join the lender panel.