I am progressing with the sale of my flat in Leyton and the EA has just e-mailed to say that the purchasers are swapping law firm. The excuse is that the mortgage company will only engage with property lawyers on their approved list. Why would a big named lender only work with specific lawyers rather the firm that they want to appoint for their conveyancing in Leyton ?
UK lenders have always had panels of law firms that can represent them, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lending institutions blame a rise in fraud as the reason for the cull – criteria have been tightened as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms 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.
We had selected solicitors with offices in Leyton on the Skipton solicitor panel. They have just billed me an additional sum for dealing with the Skipton mortgage. Is this an additional conveyancing fee set by Skipton?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancer may charge a fee for this. The charge is not set by Skipton but by your Leyton lawyer. Numerous firms on the Skipton panel will quote ’dealing with mortgage’ fee but plenty of practices include it on their overall fee.
We have agreed to purchase a house in Leyton. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
Given that you are obtaining a mortgage with UBS your lawyer must check the conveyancing instructions set out in Section two of UK Finance Lenders’ Handbook for UBS. The CML Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to UBS where a lease fails to satisfy these conditions. The conditions relate to the installation of panels on properties nationwide and is not restricted to Leyton.
Leeds Building Society have agreed my mortgage in principle, my bid on a flat in Leyton has been accepted, what are the next steps?
The estate agent will need to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Contact Leeds Building Society or your broker and finalise any appropriate forms. Leeds Building Society will appoint a valuer who will get in touch with the selling agent or vendor to book a time for the valuation to happen. Once conducted (assuming no problems) it takes on average a fortnight to receive the mortgage offer. Leeds Building Society will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Leyton.
I used Action Conveyancing several years past for my conveyancing in Leyton. Now, I need the documents but the law firm is no longer operating. What do I do?
Do 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 Leyton 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.
Due to the advice of my in-laws I had a survey completed on a property in Leyton prior to instructing solicitors. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies may not grant a mortgage on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Leyton. Conveyancing will be smoother if you use a solicitor in Leyton especially if they regularly deal with such properties in Leyton.
I need to instruct a conveyancing lawyer in Leyton for my house move. Is it possible to see a solicitor's record with the profession’s regulator?
You may search for documented Solicitor Regulator Association (SRA) decisions resulting from inquisitions started on or after 1 January 2008. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator may monitor telephone calls for training reasons.
Our conveyancing in Leyton completes on Friday, however the people I am buying from has asked to vacate the next day at at 2pm. Can I agree to such a plan?
In situations where you require a bank loan then your lawyer will require that you have vacant possession on Friday - the mortgage company will compel it.