I am selling my maisonette in Tolworth and the EA has just text me to say that the buyers are swapping law firm. The excuse is that the mortgage company will only engage with property lawyers on their conveyancing panel. Why would a big named mortgage company only engage with certain lawyers rather the firm that they want to choose for their conveyancing in Tolworth ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Mortgage companies point to the increase in fraud as the reason for the cull – criteria have been stiffened 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 unlikely to have any sway in the decision.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Tolworth?
There are many recorded licenced Conveyancers in Tolworth and Solicitor firms in Tolworth to choose from It is important to make clear that both are regulated professionals specialising in the legal work in transferring property. The two can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
How can we tell if a Tolworth conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Tolworth obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the lawyer handling your conveyancing.
We expect to receive a DIP from Principality this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Principality recommend any Tolworth solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Tolworth solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I have been told that property searches are the primary cause of obstruction in Tolworth conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays during the legal transfer of property. Local searches are unlikely to feature in any delay in conveyancing in Tolworth.
How does the Landlord & Tenant Act 1954 impact my business premises in Tolworth and how can you help?
The 1954 Act provides a safeguard to commercial lessees, granting the legal entitlement to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act for protection and assist with commercial conveyancing in Tolworth
As co-executor for the will of my father I am selling a residence in Cardiff but live in Tolworth. My solicitor (based 250 kilometers awayhas requested that I sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Tolworth to attest this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Tolworth based
I bought a flat in Tolworth last 29/7/2024 and to date it is still not registered with HM Land Registry. It is part of a development site and my conveyancing practitioner told me that it may take 12 months to complete the registration formalities. I have called HM Land Registry directly and they say that the initial application was cancelled due to failure to reply to requisitions. Should I be concerned?
It is your lawyer that you really need to contact in order to satisfy any questions which have been raised as part of the registration formalities for your Tolworth property. Normal Tolworth conveyancing practice includes an undertaking on the part of the seller's solicitor that they will help resolve any requirements raised by HMLR so it may be a case of taking action to enforce that undertaking if necessary.