Am I correct in assuming that the fact that my conveyancer in Northolt is not on my mortgage company's conveyancing panel that there is a problem with the standard of his work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Northolt conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
We are about to complete on the purchase of a property in Northolt but as a consequence of wreckage from the recent storms I have was able negotiate compensation from the owner in the sum of £3k in the form of a deduction in the price. I had intended this to be addressed as part of amending the contract however Santander are not allowing this. Should they have been notified?
The lawyer that is on a Santander approved list is required to disclose to Santander of any amendments to the purchase price. If you prohibit your conveyancing practitioner to notify the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancer for your conveyancing in Northolt.
I am purchasing a garden flat in Northolt. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Northolt you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Northolt.
I used Action Conveyancing several years past for my conveyancing in Northolt. I now require my papers but the law firm has closed. 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 Northolt 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.
Taking into account that I will soon part with over three hundred thousand on a two bedroom apartment in Northolt I would like to have a conversation with the conveyancer about myhouse move before appointing the firm. Can this be arranged?
This is something that we recommend - we would be pleased to talk to you we do not take any clients on without you first talking to the conveyancer who will be carrying out your conveyancing in Northolt.There is no ‘factory style conveyancing’ - each client is an important person, not a file number. The solicitors that we put you in touch with believe that the fees you are provided with for residential conveyancing in Northolt should be the amount on the final invoice that you are charged.
Am I best advised to appoint a Northolt conveyancing solicitor in close proximity to the house I am hoping to buy? We have a good friend who can execute the legal work but her office is a couple of hundredmiles drive away.
The benefit of a high street Northolt conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and pester them if necessary. They will also have local intelligence which is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and the majority were happy that must trump using an unknown Northolt conveyancing solicitor just because they are local.