My husband and I are hoping to purchase a home in Ealing and have instructed a Ealing conveyancing firm. Within the last couple of days our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Nationwide Building Society have this evening contacted us to advise us that they have now hit a problem as our Ealing conveyancer is not on their conveyancing panel. Please explain?
If you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Ealing lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
Would the conveyancing lawyers via your comparison service execute attended exchange conveyancing in Ealing?
We do have a number of conveyancing specialists who can conduct one day exchanges. Please call us to obtain a conveyancing quote and details as to dates.
We note that you have a post code search directory identifying firms on the Kent Reliance conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Ealing?
We are a listing service only for law firms wishing to communicate if they are on the Kent Reliance conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ealing.
I'm the only beneficiary of my late grandmother’s will and I have everything in my name alone, including the house in Ealing. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the house in June. Will no one buy the property for half a year?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view mortgage companies take of it, depend on the mortgage company as this obligation principally exists to pick up on subsales or the flipping of properties.
I had a mortgage agreed in principle with Bank of Ireland. Ealing conveyancing lawyers are instructed. How long does it take for Bank of Ireland to forward the offer to the lawyer?
Some lenders take longer than others. Have Bank of Ireland conducted the valuation? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
At last I have had an offer on a flat in Ealing accepted, but there is a chain. The sellers have offered on on an apartment, however it’s not yet tied up, and are looking at other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Ealing. What should be my next step? At what stage do I apply for the mortgage with RBS?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx one thousand pounds, then survey, Ealing conveyancing search fees, etc). The first course of action is to check that your conveyancer is on the RBS conveyancing panel. Regarding the next stages this very much dictated by the uniqueness of your transaction, desire for this property and on the state of the market. During a hot market the majority of buyers would apply for a home loan with RBS and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to move forward with searches.
Me and my brother have a terraced Edwardian property in Ealing. Conveyancing practitioner represented me and Leeds Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching address. Is it worth asking Leeds Building Society to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ealing and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing practitioner who conducted the conveyancing.
I am a fortnight into a leasehold purchase having been directed to a firm by the high street agent to handle our conveyancing in Ealing. I am not happy. Could you help me find new lawyers?
A solicitor would need to be very bad to suggest diss instructing them. Has your mortgage offer been sent? If so you will need to inform them of the replacement solicitor and have the loan are re-sent. Your new solicitor ideally should be on the lenders panel to avoid added expenses and complications. So that should be your starting point. The search tool should help you find a lender approved solicitor for your conveyancing in Ealing