My husband and I are buying a 1 bedroom apartment in Brondesbury with a mortgage. We like our Brondesbury lawyer, but the mortgage company advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Brondesbury lawyer as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer 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 Brondesbury conveyancing lawyer to apply to be on the conveyancing panel.
Would the conveyancing practitioners that you recommend perform right to buy conveyancing in Brondesbury?
We do have a number of conveyancing solicitors carrying out right to buy transactions Please contact the conveyancers listed to get a costs illustration.
The Brondesbury conveyancing firm that just started acting on my purchase in Brondesbury have without warning shut down. They were on acting for me because I needed a lawyer on the Skipton conveyancing panel and my preferred Brondesbury lawyer was not. I paid them £170 in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Skipton conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
I just acquired a property at auction in Brondesbury. Conveyancing is necessary. What is next?
Having legally bound yourself to purchase you should instruct a conveyancing practitioner as a matter of priority as you will have a pending a drop dead date to complete the conveyancing. An auction property will have a corresponding legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the legal papers should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You should pass this on to the solicitor instructed by you as soon as possible. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
The formalities of my remortgage has taken place for my property in Brondesbury. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I was told two weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Brondesbury is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
How easy is it to change conveyancer as I need to select one who is on the Lloyds TSB Bank conveyancing list. I had appointed a local conveyancing solicitor in Brondesbury round the corner but he is not accepted by Lloyds TSB Bank
We will our best to assist in finding you a conveyancing solicitor in Brondesbury on the Lloyds TSB Bank panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Brondesbury. In making use of search facility on this page, you can scrutinise charges for conveyancing solicitors in Brondesbury and throughout England and Wales.
I have been sourcing a conveyancing solicitor in Brondesbury for my home move. Is there any facility to review a solicitor's record with the legal regulator?
Anyone may find presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions started on or after 1 January 2008. Go to Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The SRA sometimes monitor call for training reasons.