I am in the process of selling my apartment in South Ockendon and the EA has just text me to say that the purchasers are switching solicitor. The excuse is that the bank will only engage with property lawyers on their conveyancing panel. Why would a major lender only deal with specific solicitors rather the firm that they want to choose to handle their conveyancing in South Ockendon ?
Lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Banks point to the increase in fraud as the reason for the cull – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices 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. The purchasers are not going to have any impact on this.
Do the conveyancing lawyers listed on your site carry out attended exchange conveyancing in South Ockendon?
We do have a number of conveyancing specialists carrying out attended exchanges. You should e-mail us to get a costs illustration and details as to dates.
We are purchasing a house and need a conveyancing solicitor in South Ockendon who is on the Co-operative approved panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in South Ockendon.
Will my solicitor be raising questions about flooding during the conveyancing in South Ockendon.
Flooding is a growing risk for lawyers specialising in conveyancing in South Ockendon. There are those who acquire a property in South Ockendon, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, however there are a various checks that may be initiated by the buyer or on a buyer’s behalf which can figure out the risks in South Ockendon. The standard property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the seller to find out whether the property has historically flooded. If the residence has been flooded in past which is not notified by the vendor, then a buyer may issue a legal claim for losses resulting from an inaccurate response. A purchaser’s solicitors should also carry out an enviro search. This should disclose whether there is any known flood risk. If so, further inquiries will need to be made.
three months have gone by following my purchase conveyancing in South Ockendon concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am thinking of appointing a conveyancing practitioner in South Ockendon for my house move. Can I review a solicitor's complaints history with the legal regulator?
You can find presented Solicitor Regulator Association (SRA) determinations resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.