I am one month into the sale of my apartment in Goodmayes and the estate agent has just telephoned to say that the buyers are swapping law firm. I am told that this is due to the fact that the bank will only deal with solicitors on their approved list. Why would a major lender only work with certain lawyers rather the firm that they want to choose for their conveyancing in Goodmayes ?
Banks 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 considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Banks point to the increase in fraud by way of justification for the reduction – criteria have been narrowed as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices 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. Your purchasers are not going to have any impact on this.
How can we know in advance if a Goodmayes conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Goodmayes 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 which is cheap as chips. We would always advocate that you speak with the solicitor conducting your conveyancing.
We were going to get a OIP from RBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Goodmayes solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Goodmayes solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I am currently in the process of buying my council flat in Goodmayes. I have a mortgage agreed with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
Do commercial conveyancing searches reveal planned roadworks that could impact a commercial premises in Goodmayes?
Its becoming the norm that commercial conveyancing solicitors in Goodmayes will perform a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Goodmayes. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Goodmayes.
For each commercial conveyancing transaction in Goodmayes it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Goodmayes commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Goodmayes.
I used Wolstenholmes several years ago for my conveyancing in Goodmayes. I now require my file however cannot find the solicitor. What do I do?
You should 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 Goodmayes of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Goodmayes differ for new build properties?
Most buyers of new build premises in Goodmayes come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because house builders in Goodmayes usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Goodmayes or who has acted in the same development.
Living abroad it is not practicable to travel my Goodmayes conveyancing lawyers office to execute documents connected to my conveyancing in Goodmayes – will this be problematic?
You need not be concerned. Goodmayes conveyancing lawyers can conduct home moves for clients wider afield. You are unlikely to be required to attend a Goodmayes conveyancers office. They can undertake everything using post, email, telephone and fax.