Me and my partner are purchasing a 2 bedroom apartment in West Brompton with a mortgage. We would like to retain our West Brompton solicitor, but the mortgage company says he's not on their "panel". It appears that we have no option but to appoint one of the mortgage company panel solicitors or keep our West Brompton conveyancing practitioner and pay for one of their panel firms to act for them. We feel that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your West Brompton conveyancing solicitor to apply to be on the conveyancing panel.
In researching consumer advice sites for a recommended solicitor in West Brompton, many post that I must instruct a CQS accredited lawyer. Can you explain what CQS is?
West Brompton Conveyancing Quality Scheme solicitors have achieved certification under the Law Society's Scheme (CQS) The Law Society introduced CQS to promote high standards in the in the legal transfer of properties. CQS helps home movers to identify practices who provide a quality residential conveyancing. West Brompton is one of locations in England and Wales in which accredited firms are based. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Council of Mortgage Lenders.
We are buying a house and the lawyer has referenced Chancel Repair for which the house may be obligated to contribute to because it falls into the area of such a church. She has mentioned insurance. Is this strictly necessary for conveyancing in West Brompton
Unless a prior acquisition of the premises completed after 12 October 2013 you may assume that solicitors delivering conveyancing in West Brompton to remain encouraging a chancel search and or chancel repair liability insurance.
Just had an offer accepted on a new build apartment in West Brompton. 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 legal work.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in West Brompton
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. 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. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
My husband and I are 17 days into a leasehold purchase having been referred to conveyancers by the estate agent to do our conveyancing in West Brompton. We are not happy. Could you you assist me in finding new lawyers?
A conveyancer would need to be really poor to suggest diss instructing them. Has your mortgage offer been sent? In the event that it has you will need to advise them of the new contact details and have the mortgage documents are re-sent. Your new solicitor ideally needs to be on the banks approved list to avoid escalating costs and complications. So that should be your starting point. The search tool should assist you in finding a lender approved lawyer for your conveyancing in West Brompton
My conveyancers in West Brompton have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.