I can't travel far from Harlow. I would like to know the understand why all Harlow property lawyers aren't automatically on all bank panels?
Before the recession most lenders exhibited an attitude to risk which differs from the current day. The financial regulator in 2010 conducted a thematic review into mortgage fraud which concluded: know the conveyancing practitioners on your panel. As a result, mortgage companies have subsequently looked to extract more information from law firms about their processes and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Thousands of firms have found themselves excluded from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms found it impossible satisfy the criteria of volume of transactions the lenders set.
Do lenders provide you with an approved list of Harlow conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Harlow conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
What is your number one tip for finding a conveyancing solicitor in Harlow
Do not opt for the cheapest Harlow conveyancing quote. 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.
We expect to receive a DIP from UBS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do UBS recommend any Harlow solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Harlow solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I am selling my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being difficult. The Harlow solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My step-father has urged me to use his lawyers for conveyancing in Harlow. Should I use them?
No doubt the best way to choose a conveyancing practitioner is to have recommendations from friends or family who have actually experience in using the solicitor you're are thinking of instructing.
What advice can you give us when it comes to choosing a Harlow conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Harlow conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Harlow conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
-
What volume of lease extensions has the firm carried out in Harlow in the last twenty four months?
Leasehold Conveyancing in Harlow - Examples of Questions you should consider Prior to buying
-
The answer will be useful as a) areas could result in problems for the block as the common areas may begin to deteriorate if repairs are not paid for b) if the tenants have an issue with the managing agents you will wish to know about it What prohibitions are there in the Harlow Lease? How much is the ground rent and service charge?
My wife and I have selected a Harlow conveyancing solicitor for our house purchase (first time buyers) and have spotted in the terms and conditions that they are not governed by the Financial Conduct Authority. Need I be worried or is that the norm with conveyancing practitioner?
We can't see why they should be. Most property lawyer don't lend money. You should check that they are regulated by the Solicitors Regulation Authority, who dictate strict conditions in relation to funds held on client account.