I am not well enough to travel far from Hornsey. Can you please spell out why all Hornsey solicitors are not on all bank panels?
Lenders ordinarily impose restrictions on either the type or volume of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm is required to have two or more partners. As well as restricting the type of firm, some lenders made a decision to limit the size of their panel they use to represent them. It is worth noting that lenders have no responsibility for the quality of conveyancing provided by any Hornsey property lawyer on their approved list. Property fraud was the main trigger for the rationalisation of conveyancing panels in the last decade even though there are differing points of view about the extent of solicitor involvement in some of that fraud. Statistics from HMLR indicates that thousands of conveyancing practices only transact a couple of conveyances annually. Those supporting conveyancing panel cuts question why conveyancing firms deserve the right to be on a bank panel when clearly property law is not their speciality?
After reviewing mumsnet.com for a recommended solicitor in Hornsey, many comment that I should instruct a CQS kitemarked solicitor. Can you explain what CQS is?
Hornsey Conveyancing Quality Scheme solicitors have achieved accreditation under the Law Society's Scheme (CQS) CQS was established to promote high standards in the home moving process. CQS enables buyers and sellers to identify solicitor firms that provide a quality residential conveyancing. Hornsey is one of locations in England and Wales in which accredited firms have a presence. The scheme obliges practices to undergo a strict assessment, compulsory training, self-certification, spot checks and annual reviews in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.
I am the single beneficiary of my late father’s will and I have everything in my name alone, including the my former home in Hornsey. Conveyancing formalities meant that the Land Registry date was in May. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the house in May. Is the property unsalable for six months?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Some mortgage companies would take a practical view as this clause is primarily there to identify subsales or the quick reselling of property.
My wife and I have arranged a further advance on our mortgage from TSB as we intend to conduct renovations to our property in Hornsey. Are we obliged to select a nearby Hornsey solicitor on the TSB conveyancing panel to handle the paperwork?
TSB would not normally appoint a member of their approved list of lawyers 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 TSB list.
Planning on purchasing a apartment in Hornsey. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Hornsey conveyancing practitioner is on the Nationwide conveyancing panel.
I used Stirling Law several years ago for my conveyancing in Hornsey. Now, I need my files however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Hornsey 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 Hornsey differ for newly converted properties?
Most buyers of new build residence in Hornsey approach us having been asked by the seller to sign contracts and commit to the purchase even before the residence is built. This is because developers in Hornsey typically buy 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 conveyancers 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 used to new build conveyancing in Hornsey or who has acted in the same development.
My uncle has recommend that I appoint his lawyers for conveyancing in Hornsey. Do I take his recommendation?
No doubt the best way to choose a conveyancing solicitor is to have guidance from friends or relatives who have previously instructed the conveyancer you're are thinking of instructing.