I am expecting a offer of a home loan from Halifax. I would like to employ the services of a Licensed Conveyancer in London. Does the Halifax Conveyancing panel include Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We wanted to use a property lawyer in London for our house move. Our financial adviser has since notified us that our mortgage lenders Clydesdale won't deal with them. Why is this not regarded as unduly restrictive?
Before the recession most banks had a different appetite for risk. Almost all London conveyancing firms would have been on many lender panels. The Financial Services Authority in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms about their operations and their employees as well as establishing certain criteria such a completing on a minimum amount of conveyancing. Many London conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. London is one of the hundreds of locations where the lawyers showing on our search results are are approved Clydesdale.
Are all London Conveyancing Quality Solicitors on the Virgin Money conveyancing panel?
It is true that some banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership 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 join their panels.
How can we tell if a London conveyancing solicitor on the Barclays panel is any good?
When it comes to conveyancing in London obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your conveyancing.
I am selling my house. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, RBS are being difficult. The London solicitor who is on the RBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Just acquired a semi-detached house in London , how long should it take for the Land Registry to record my title? My London conveyancing solicitor works at snail pace, so I want to be sure that my name is recorded.
There is nothing unique about conveyancing in London registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether it is in order and whether the Land registry need to notify any 3rd persons or bodies. At present roughly three quarters of such applications are fully dealt with within two weeks but some can be subject to longer delays. Registration takes place after the buyer has moved in to the premises therefore 'speed' is not usually top priority but if it is urgent that the the registration takes place urgently then you or your solicitor should speak with the land registry and explain the circumstances.
Just had an offer accepted on a new build apartment in London. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in London
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Is it simple use the search tool to locate a conveyancing solicitor in London on the authorised to act for my bank?
Step one is to choose a lender such as Birmingham Midshires, Coventry Building Society or Barclays Direct then type in your location such as London. Conveyancing practices in London and further afield will then be listed.