Am I correct in assuming that the fact that my conveyancer in Merton is not listed on my lender's conveyancing panel that there is a problem with the quality of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Merton conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I sincerely hope you can assist me. My Merton lawyer is advising me that he is legally obliged toconduct Merton conveyancing searches asthe firm are on the Lloydsconveyancing panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Merton conveyancing searches.
The formalities of my purchase has taken place for my property in Merton. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I was told two weeks ago that my mortgage has been agreed to by Barclays. Is it usual for Barclays to only issue the offer once my solicitor in Merton is approved on their conveyancing panel? Barclays have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Barclays to deal with your lawyer's application to be on the Barclays conveyancing panel. There's no guarantee that your solicitor will be accepted.
After what feels like an age I have had an offer on an apartment in Merton accepted, the vendors do however have a tied purchase. The sellers have put an offer on a flat, however it’s not yet tied up, and are looking at other apartments in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Merton. What do I do now? At what point do I apply for the mortgage with Yorkshire BS?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Merton conveyancing search fees, etc). The first course of action is to ensure that your solicitor is on the Yorkshire BS approved list. Concerning the subsequent stages this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. During a rising market the majority of buyers will apply for the mortgage with Yorkshire BS and pay for the valuation and only if it comes back ok would they ask their solicitor to press on with the conveyancing in Merton.
Various web forums that I have visited warn that are a common reason for hinderance in Merton conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of a review by MoveWithUs that conveyancing searches do not figure within the common causes of hindrances during the legal transfer of property. Local searches are unlikely to be the root cause of delay in conveyancing in Merton.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Merton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Merton
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
My father-in-law has recommend that I appoint his conveyancers in Merton. Should I find my own solicitor?
There are no two ways about it the best way to choose a conveyancing lawyer is to get feedback from friends or family who have used the solicitor you're considering.