I am in the process of selling my apartment in Wennington and the estate agent has just e-mailed to warn that the buyers are switching law firm. The excuse is that the bank will only work with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only engage with certain solicitors rather the firm that they want to choose to handle their conveyancing in Wennington ?
UK lenders have always had panels of law firms that can act for them, 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 many years.
Lenders point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose 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. Plenty of firms are unaware that 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 unlikely to have any sway in the decision.
When looking at moneysavingexpert.com for an affordable solicitor in Wennington, many say that I should use a CQS assured solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's leading lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Society for Licensed Conveyancers. Wennington is one of the many areas in England and Wales where there are CQS solicitors.
My father pointed out to me me that in purchasing a property in Wennington there could be various restrictions prohibiting external alterations to a property. Is this right?
There are anumerous of properties in Wennington which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Wennington should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Wennington solicitors on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the HSBC conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such practice would be regulated by the CLC.
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being difficult. The Wennington solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Me and my brother own a terraced Edwardian house in Wennington. Conveyancing solicitor represented me and Barclays Direct. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the matching property. Is it worth asking Barclays Direct to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wennington and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing solicitor who carried out the work.
Are there any apps to help locate a Wennington law firm on the The Royal Bank of Scotland conveyancing panel? I am a keen cyclist and am willing to travel upto 25kilometers to meet the solicitor.
You can use the tool on this website. Please choose the mortgage company and your location and you will see a number of Wennington conveyancing lawyers located nearest you. We have listed some Wennington conveyancing firms towards the end of this page and you can contact them to verify whether they are on the The Royal Bank of Scotland member panel
I need to appoint a conveyancing solicitor for leasehold conveyancing in Wennington. I have discover a site which appears to be the ideal solution If there is a chance to get all this stuff completed via phone that would be ideal. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?