I am progressing with the sale of my flat in Redbridge and the estate agent has just text me to say that the purchasers are appointing a new solicitor. The excuse is that the lender will only engage with solicitors on their approved list. Why would a leading mortgage company only deal with certain solicitors rather the firm that they want to select to handle their conveyancing in Redbridge ?
Banks have always had panels of law firms they are content to work with, but in recent years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Lenders blame a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to oversee. 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 buyers are not going to have any impact on this.
We wanted to use a conveyancing solicitor in Redbridge for our home move. Our financial adviser informed us that our mortgage lenders Godiva Mortgages Ltd won't deal with them. Surely this is unfair competition?
Banks tend to restrict either the type or the amount of conveyancing firms on their approved list of lawyers. Typical examples of such restriction(s) being that a law practice must have two or more partners. As well as restricting the type of firm, some have decided to limit the amount of firms they use to represent them. You should note that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a key driver in the reduction of solicitor panels a few years ago even though there remains mixed opinions about the extent of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that hundreds of law firms, including some in or near Redbridge only execute one or two conveyances a year.
I have justbeen informed that Action Conveyancing have closed. They carried out my conveyancing in Redbridge for a purchase of a freehold house 9 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The easiest way to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Redbridge conveyancing specialists.
Due to the guidance of my in-laws I had a survey completed on a property in Redbridge in advance of appointing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some lenders will not give a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Redbridge. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Redbridge to see if the conveyancing will be more expensive.
Is there anything unique about your site and other online quote calculators when it comes to conveyancing in Redbridge?
At this site get an accurate quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances for your conveyancing in Redbridge. Unlike many estate agents and many comparison sites we do not charge firms a commission if you instruct them for your conveyancing in Redbridge
What are my options where I am not happy with the property lawyer who handled our conveyancing in Redbridge?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that sometimes things do go wrong. However there is recourse if you were not happy with your conveyancing in Redbridge. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If you remain unhappy you may consider getting in touch with the Legal Ombudsman.