I am nearing exchange of contracts for my ground floor flat in West Brompton and the EA has just telephoned to say that the purchasers are switching conveyancer. The excuse is that the mortgage company will only work with property lawyers on their approved list. On what basis would a leading lender only deal with certain solicitors rather the firm that they want to appoint to handle their conveyancing in West Brompton ?
UK lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks point to the increase in fraud by way of justification for the reduction – 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 says 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. Your purchasers are not going to have any impact on this.
Do the conveyancing practitioners that you recommend execute auction conveyancing in West Brompton?
We know of a number of auction solicitors we can put you in touch with those who can conduct auction conveyancing. West Brompton is just one of the many areas of in which our lawyers have a presence.
A relative suggested that if I am buying in West Brompton I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally quoted for as part of the standard West Brompton conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about West Brompton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning West Brompton.
Just acquired a detached house in West Brompton , how long will it take for the Land Registry to record the transfer to my name? My West Brompton conveyancing solicitor has been very slow, so I want to check the land registry aspects are concluded.
There is nothing unique about conveyancing in West Brompton registration formalities. Rather than based on location, timescales can differ subject to who lodges the application, whether it is in order and if the Land registry must send notices to any third persons or bodies. At present roughly three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be protracted delays. Historically registration occurs once the new owner has moved in to the property thus post completion formalities is not usually top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.
I decided to have a survey done on a property in West Brompton prior to retaining solicitors. I have been informed that there is a flying freehold element to the property. The surveyor has said that some mortgage companies will not issue a loan on this type of premises.
It depends who your proposed lender is. Lloyds has different instructions from Nationwide. If you contact us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in West Brompton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in West Brompton to see if the conveyancing will be more expensive.
In scouring the internet for the term on line conveyancing in West Brompton it shows results of numerous solicitorsin the area. How do I determine which is the right conveyancer for me?
The ideal way of choosing the right conveyancer is through a trusted recommendation, so ask friends and family who have purchased a property in West Brompton or a reputable estate agent or financial adviser. Costs for conveyancing in West Brompton vary, so it's advisable to obtain a minimum of three fee calculations from varying types of companies. Make sure that you clarify what costs in the quote includes.