Unfortunately I am unable to travel far from Havering. I would like to know the logic why all Havering conveyancing practitioners aren't included on all mortgage company panels?
A decade ago most lenders demonstrated an approach to risk which is different than today. The FSA in 2010 conducted a thematic review into property fraud which in summary warned lenders: know the lawyers on your panel. Accordingly, lenders have since looked to extract more information from law firms concerning their operations and the staff employed by them and set certain criteria such as completing a minimum volume of transactions. Many law practices have found themselves excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of amount of transactions the mortgage companies required.
My wife and I are buying a property in Havering. It might be a silly question but how we can trust a conveyancer? At some point we will need to put money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it correct that all Havering CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved solicitors?
Some major lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
My partner and I have organised the release of further monies on our mortgage from Barclays as we intend to conduct renovations to our home in Havering. Are we obliged to appoint a bricks and mortar Havering solicitor on the Barclays conveyancing panel to deal with the legals?
Barclays don't usually require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays panel.
What does a local search inform me regarding the house my wife and I buying in Havering?
Havering conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance Searchflow The local search plays a central role in many a Havering conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
Given that I will soon part with 450k on a house in Havering I wish to have a conversation with the solicitor regarding thetransaction prior to giving the go ahead to the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your property ownership legalities in Havering.There is no ‘factory style conveyancing’ - every client is an important individual, not a case number. The law firms that we put you in touch with believe that the fees you are calculated and presented to you for residential conveyancing in Havering should be the amount on the final invoice that you end up paying.
In my capacity as executor for the estate of my grandmother I am selling a property in Swansea but reside in Havering. My solicitor (based 200 kilometers awayneeds me to execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing practitioner in Havering to witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are located in Havering
My brother-in-law has suggested I instruct a conveyancing solicitor in Havering. I I would like to check if they are listed on the bank's approved list of lawyers. Could you assist?
You should contact the conveyancer to check if they are on the lender's panel. If that does not help get in touch with us and we can investigate and revert. Should the firm not be on the conveyancing panel we can certainly arrange a specialist conveyancing solicitor in Havering on the panel for your mortgage company.