I am selling my ground floor flat in West Dulwich and the EA has just text me to say that the purchasers are switching conveyancer. The excuse is that the bank will only engage with solicitors on their conveyancing panel. On what basis would a major lender only deal with specific lawyers rather the firm that they want to choose to handle their conveyancing in West Dulwich ?
Lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Banks attribute this action to a rise in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to monitor. 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 do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your buyers are not going to have any impact on this.
My partner and I are buying our first home. The conveyancing practitioner has contact usto ask if we would like to order extra conveyancing searches. We are really unsure what's appropriate for conveyancing in West Dulwich
The type of West Dulwich conveyancing searches should be dictated primarily on the premises, the location, the possibility of any of these risks, your familiarity of the region and risks, your general approach to risk. What matters is that you properly appreciate what information the searches could give you. Then you can make a decision if you consider that you need that information. Should you be unclear, ask the conveyancer to explain.
What happens if my lawyer’s firm is suspended from the Lloyds Conveyancing panel ahead of completing my conveyancing in West Dulwich?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who dealt with the conveyancing in West Dulwich 4 years ago have long since closed. What are my options?
As long as the title is registered the details of your ownership will be recorded by the Land Registry under a Title Number. It is possible to carry out a search at the Land Registry, find your property and get current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
We're first time buyers - had an offer accepted, but the selling agent has warned us that the seller will only issue a contract if we use their chosen solicitors as they want an ‘expedited deal’. We would rather use a local conveyancer used to conveyancing in West Dulwich
It is improbable the sellers are driving this. Should the owner require ‘a quick sale', turning down a motivated buyer is counter productive. Speak to the vendors direct and make sure they comprehend that (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to use your preferred West Dulwich conveyancing firm - not the ones that will provide the negotiator at the agency a introducer fee or achieve conveyancing thresholds demanded by corporate headquarters.
Why do West Dulwich conveyancing fees are higher for leasehold and freehold properties?
There is always increased work necessary in leasehold conveyancing. West Dulwich has many leasehold properties. There is more time involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.