I am hoping to receive a offer of a home loan from Lloyds. I intend to retain the legal services of a Licensed Conveyancer in Mile End. Does the Lloyds Solicitor panel exclude conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
The Mile End conveyancing firm that just started acting on my house acquisition in Mile End have suddenly shut down. I only went with them because I had to have a firm on the Virgin Money conveyancing panel and my previous Mile End lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
If you have an estate agent involved then let them know straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Virgin Money conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Mile End. Do I pick up the keys to the house on completion from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Mile End?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be able to receive the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
A colleague informed me that in purchasing a property in Mile End there could be a number of restrictions prohibiting external changes to the property. Is this right?
There are a number of properties in Mile End which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Mile End should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My husband and I have organised a further advance on our home loan from Lloyds as we intend to conduct alterations to our home in Mile End. Do we need to choose a local Mile End solicitor on the Lloyds conveyancing panel to handle the paperwork?
Lloyds would not normally appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds conveyancing panel.
I used Wolstenholmes several years past for my conveyancing in Mile End. I now require my papers but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Mile End of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am purchasing a new build house in Mile End benefiting from help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of extras instead. The property agent advised me not reveal to my lawyer about the deal as it may affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I am looking to sell my home. My former lawyers have shut. I am in need of a recommendation of a conveyancing firm. I happen to live in Mile End if that makes things easier.
You should use our search tool to help you find a solicitor for your conveyancing in Mile End. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.