Unfortunately I am unable to travel far from Eastcote. What is the rationale as to why all Eastcote conveyancing practitioners are not on all mortgage company panels?
A decade ago most mortgage companies had an attitude to risk which differs from the current day. The FSA in 2010 carried out a thematic review into mortgage fraud which in summary warned lenders: know the conveyancers on your panel. Consequently, mortgage companies have since looked to extract more data from law firms regarding their processes and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Many law practices have been removed from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Many firms were never going to satisfy the minimum volume of transactions the lenders required.
The Eastcote conveyancing firm handling our Eastcote conveyancing has uncovered a discrepancy when comparing the assumptions in the valuation survey and what is revealed within the title deeds. My solicitor informs me that he is duty bound to check that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s approach right?
Your solicitor must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Finally the sale completed on my house in Eastcote last May but the buyer keeps telephoning me to moan that his solicitor is waiting to hear from mine. What are the post completion sale formalities following completion?
Post completion of your disposal your conveyancer should send the transfer documentation and all supplemental paperwork to the buyer’s lawyers. If applicable, your conveyancer must also confirm that the legal charge in favour of the lender has been repaid to the buyers lawyers. There is unlikely to be post completion formalities peculiar conveyancing in Eastcote.
My wife and I have recently appointed a conveyancing solicitor in Eastcote. I I am struggling to find out if they are accepted on the Britannia approved list of lawyers. Could you help?
You should e-mail your solicitor and ask them if they can act for the lender. Alternatively you can call Britannia who may be able to help.
Have just purchased a repossessed house at auction in Eastcote. Conveyancing is needed. What is next?
Now that you have legally bound yourself to purchase you must choose a conveyancing solicitor soon as you will have a fast approaching deadline in which to complete the property. Every auction property will have an associated auction pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold property the legal papers should contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to a leasehold property. You must give this to the solicitor working for you as soon as possible. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
I am due to move home in October. Does my conveyancing solicitor update the removal company on the day of completion. Incidentally, can you suggest a removal company in Eastcote. Conveyancing lawyer was organised before I stumbled across your page.
On the day of completion you will need to collect the keys from the property agent but this can only occur after the previous owners solicitors advise the agent that the monies to complete are in and the keys can be collected. You should inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you find a conveyancing in Eastcote or a firm that specialises in conveyancing in Eastcote.
My husband and I have organised the release of further funds on our mortgage from Nottingham as we intend to carry out improvements to our property in Eastcote. Do we need to appoint a nearby Eastcote solicitor on the Nottingham conveyancing panel to deal with the legals?
Nottingham would not normally require firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Nottingham panel.
I used Stirling Law several years past for my conveyancing in Eastcote. Now, I need the files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Eastcote of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.