Is the fact that my solicitor in Haringey is not identified on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible 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 top 5 reasons are as follows: (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. Should you be concerned you should simply call the Haringey conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
In what way does my ID and proof of funds have anything to do with my conveyancing in Haringey? What am I being asked for?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing business. The Terms of Engagement that you need to sign will no doubt stipulate this. Your lawyer also has obligations to obtain certain documents in accordance with the CML Lenders Handbook requirements last updated on 1st December 2014. If you refuse to provide ID verification documents, your lawyer can not take you on as a client.
There are a variety of conveyancing solicitors in Haringey but how do I know who I should use?
Do not opt for the cheapest Haringey conveyancing fees. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Are all Haringey Conveyancing Quality Solicitors on the Skipton conveyancing panel?
A selection of lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
I have paid off my mortgage with Principality. I assume I don't need a Haringey conveyancing practitioner on the Principality panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
Should commercial conveyancing searches disclose impending roadworks that could affect a commercial land in Haringey?
Many commercial conveyancing solicitors in Haringey will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Haringey. The report provides 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 Haringey.
For each commercial conveyancing transaction in Haringey 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 can result in delays to Haringey commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Haringey.
Due to the advice of my in-laws I had a survey completed on a property in Haringey ahead of instructing conveyancers. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some banks may refuse to issue a mortgage on a flying freehold property.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Haringey. Conveyancing may be slightly more expensive based on your lender's requirements.
In surfing the web for the phrase cheap conveyancing in Haringey it shows results of numerous solicitorsin the area. With so much choice what is the best way to find the right property lawyer for purchase transaction?
The best way of choosing the right conveyancer is through a trusted recommendation, so enquire of friends and relatives who have acquired a property in Haringey or the local estate agent or financial adviser. Fees for conveyancing in Haringey differ, so it's a good idea to secure at least four quotes from different companies. Be sure to seek confirmation that the costs are guaranteed not to escalate.