I am selling my apartment in Crowthorne and the EA has just e-mailed to advise that the purchasers are changing their property lawyer. The reason given is that the bank will only work with solicitors on their approved list. On what basis would a leading lender only work with certain solicitors rather the firm that they want to choose to handle their conveyancing in Crowthorne ?
Mortgage companies have always had panels of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks blame a rise in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise 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 impact on this.
We see that you have a post code search directory identifying law firms on the UBS conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Crowthorne?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Crowthorne.
I have recentlybeen informed that Stirling Law have been shut down. They conducted my conveyancing in Crowthorne for a purchase of a leasehold apartment 18 months ago. How can I check that the property is not still registered in the name of the former proprietor?
The easiest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Crowthorne conveyancing specialists.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Crowthorne is where the house is located. Is there any advice you can give?
Flying freeholds in Crowthorne are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Crowthorne you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Crowthorne may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
In my capacity as executor for the estate of my grandmother I am disposing of a residence in Swansea but I am based in Crowthorne. My conveyancer (based 200 kilometers from merequires that I execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Crowthorne to witness and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are Crowthorne based
What tools are available to search for a Crowthorne conveyancing solicitor on the bank conveyancing panel? I have a car and am prepared to travel up to 25kilometers to meet the solicitor.
You can use the find a conveyancing panel search on this page. Please choose the lender and your location, in this case Crowthorne and you will see a number of lawyer located nearest Crowthorne. Alternatively you can type in the name of your proposed law firm and see if they are listed as being on the lender solicitor panel.