Unfortunately I am unable to travel far from Watford. Can you please spell out why all Watford conveyancers are not on all bank panels?
A decade ago most banks demonstrated an attitude to risk which is different from today. The FSA in 2010 carried out a thematic review into fraud which in summary warned lenders: know the conveyancing practitioners on your panel. Accordingly, mortgage companies have since looked to extract more data from law firms about their operations and the staff employed by them and set certain criteria such as completing a minimum amount of transactions. Thousands of firms have been excluded from lender panels even though they had an exemplary disciplinary record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the criteria of volume of transactions the mortgage companies insisted on.
Are the Watford conveyancing solicitors identified as being on the Co-operative conveyancing panel, together with their details provided by Co-operative?
Watford conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather appoint a specialised conveyancing solicitor in Watford?
You should check but the the likelihood is that appoint one of their panel solicitors if you want the "fee-free" deal. Contact the mortgage company to see if they allow a monetary alternative. Some banks have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in Watford.
Just had an offer accepted on a new build apartment in Watford. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Watford
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Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
My brother has suggested that I appoint his lawyers for conveyancing in Watford. Should I use them?
Much as we are happy to recommend a Watford conveyancing lawyer the best way to find a conveyancing practitioner is to seek guidance from friends or family who have actually used the solicitor you're contemplating using.
I need to switch lawyers as my Watford lawyer is not on the mortgage company's panel of conveyancing solicitors. Is it advisable to appoint a new law firm?
If you haven't yet appointed a solicitor to commence the conveyancing and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Watford that you're considering.