Is the fact that my conveyancer in Dagenham is not listed on my bank's solicitor panel that there is a problem with the quality of her conveyancing?
That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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 bank.
Do the conveyancing solicitors that you recommend carry out right to buy conveyancing in Dagenham?
We do have a number of conveyancing solicitors carrying out right to buy transactions Please contact us with a view to obtain a costs calculation.
I am thinking of mortgaging my flat in Dagenham, does my lawyer have to be on the Coventry BS Conveyancing panel?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Is it the case that all Dagenham solicitor practices on the Bank of Ireland conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be overseen by the SRA. The majority of lenders do list licenced conveyancers on their panel in which case such organisation would be governed by the Council of Licensed Conveyancers.
I currently have a mortgage with Co-operative for my property in Dagenham. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?
Co-operative must be informed of your intention in advance of renting your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. It should not be necessary to do this via a Co-operative conveyancing panel solicitor.
After months of negotiation I have agreed a price on a house in Dagenham. My financial adviser pressured me to appoint their property lawyer. I paid an upfront payment of £225. Soon after, the conveyancer called me sheepishly admitting that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Is it necessary to pay for insurance to address the risk of chancel repairs when acquiring a house in Dagenham?
Unless a previous purchase of the house took place after 12 October 2013 you could take it that conveyancing practitioners carrying out conveyancing in Dagenham to remain recommending a chancel search and or insurance against a claim.
Is it best to choose a Dagenham conveyancing solicitor in close proximity to the house I am buying? An old friend can execute the conveyancing but they are based 300miles away.
The benefit of a local Dagenham conveyancing firm is that you can visit the firm to sign paperwork, deliver your ID and apply pressure on them where appropriate. They will also have local insight which is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were impressed that should trump using an unfamiliar Dagenham conveyancing solicitor just because they are based in the area.