Am I correct in assuming that the fact that my conveyancer in Dagenham is not listed on my bank's conveyancing panel that there is a problem with the quality of the firm’s work?
That would more than likely be an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer 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 Dagenham conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
My solicitor has uncovered a defect with the lease for the apartment we are purchasing in Dagenham. The other side have put forward defective title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor says that he must ensure that the bank is happy with this solution. Are we the client or is the mortgage company ?
The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
We wanted to use a conveyancing solicitor in Dagenham for our house purchase. Our broker has since advised us that our mortgage lenders Alliance & Leicester won't deal with them. Why is this not regarded as unduly restrictive?
A bank will direct that a panel solicitor act for it. You would be liable to bear the cost of this. Please make use of our tool to select a solicitor to conduct conveyancing in Dagenham on the Alliance & Leicester approved list of solicitors.
A colleague pointed out to me me that in purchasing a property in Dagenham there may be various restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Dagenham which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Dagenham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can I be sure that the Dagenham conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Dagenham seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer handling your transaction.
I have paid off my mortgage with TSB. I assume I don't need a Dagenham conveyancing practitioner on the TSB panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I'm remortgaging my primary house to a BTL loan with Platform Home Loans Ltd and I will use the rest of the raised equity towards a second house. The location we are talking about is Dagenham. Will your solicitors be able to act for both sets of lenders and tie in the conveyances?
Make use of our comparison tool on this site to check that the solicitors are on the appropriate lender panels. On the basis that they are the conveyancer will be able to tie up the two transactions but you should talk with you solicitor and make apparent your desired outcome and requirements.
We're FTB’s - had an offer accepted, but the selling agent has warned us that the vendor will only go ahead if we use the agent's recommended solicitors as they need an ‘expedited deal’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Dagenham
It is unlikely the owners are behind this. Should the vendor want ‘a quick sale', taking such a hostile approach to a serious purchaser is counter productive. Avoid the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you intend to use your own,trusted Dagenham conveyancing firm - as opposed tothe ones that will provide their estate agent a commission or achieve conveyancing figures pre-set by corporate headquarters.