I am progressing with the sale of my home in West Drayton and the EA has just telephoned to advise that the purchasers are swapping solicitor. The reason given is that the mortgage company will only engage with solicitors on their conveyancing panel. Why would a major lender only work with specific solicitors rather the firm that they want to select to handle their conveyancing in West Drayton ?
Lenders have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lending institutions attribute this action to a rise in fraud as the reason for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices 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.
Is there a search tool that I can use to check that the solicitor carrying out my conveyancing in West Drayton is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Chelsea Building Society thus spending £175.00 in additional conveyancing costs.
Feel free to make the most of the find a lender approved solicitor tool on this page. Pick the mortgage company and type ‘West Drayton’ or your preferred area and you will discover numerous solicitors based in West Drayton or near you.
Will my solicitor be asking questions concerning flooding during the conveyancing in West Drayton.
Flooding is a growing risk for solicitors dealing with homes in West Drayton. Some people will purchase a property in West Drayton, fully aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, but there are a number of searches that may be carried out by the purchaser or by their solicitors which can give them a better appreciation of the risks in West Drayton. The standard completed inquiry forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to discover if the property has historically flooded. In the event that flooding has previously occurred which is not disclosed by the seller, then a purchaser could commence a compensation claim resulting from an misleading reply. The buyer’s lawyers will also commission an environmental report. This should disclose whether there is a recorded flood risk. If so, more detailed investigations should be made.
I have recentlyfound out that Stirling Law have closed. They carried out my conveyancing in West Drayton for a purchase of a leasehold flat 18 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The quickest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of West Drayton conveyancing specialists.
Given that I am about to spend £400,000 on a terraced house in West Drayton I wish to talk to a conveyancer about myconveyancing ahead of appointing the firm. Can this be arranged?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your conveyancing in West Drayton.There is no ‘factory style conveyancing’ - every client is unique person, not a case reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in West Drayton should be the amount on the final invoice that you are charged.
In scouring the world wide web for the words conveyancing in West Drayton it shows results of numerous conveyancersin the vicinity. With so much choice what is the best way to find the suitable property lawyer for me?
The ideal way of seeking the right conveyancer is through a trusted testimonial, so seek the counsel of colleagues and those you trust who have acquired a property in West Drayton or the local estate agent or financial adviser. Charges for conveyancing in West Drayton differ, so it's a good idea to secure at least four estimates from different law firms. Be sure to secure confirmation what costs in the quote includes.