I am nearing exchange of contracts for my home in Westminster and the EA has just called to say that the purchasers are switching property lawyer. The excuse is that the mortgage company will only work with property lawyers on their approved list. Why would a big named lender only engage with specific law firms rather the firm that they want to select for their conveyancing in Westminster ?
Lenders have always had panels 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 acted for them for many years.
Banks blame a rise in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal 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. Some 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. The buyers are unlikely to have any impact on this.
The Westminster conveyancing firm handling our Westminster conveyancing has spotted a discrepancy when comparing the surveyor’s assumptions in the valuation report and what is revealed within the title deeds. My solicitor informs me that he needs to ensure that the bank is happy with this discrepancy and is still content to lend. Is my solicitor’s course or action legitimate?
Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Can your site be used to locate a Conveyancing solicitor in Westminster even if I’m not buying or selling a house, for example if I intend to acquire a shop in Westminster with a mortgage from National Westminster Bank?
The service is mainly used to find domestic conveyancing solicitors in Westminster but we have listed at the bottom of this page a few Westminster commercial conveyancing firms. You should make contact with the solicitors directly to establish if they are also authorised to represent National Westminster Bank
Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Westminster so that I can pop in to their offices if necessary.
These days conveyancing panel lawyers for banks carry out their work through Royal Mail, internet or over the phone. This enables them to carry out the legal work for your home move no matter where you live in England or Wales. That being said you can check if you have the option of attending the offices of your conveyancing lawyer if needed.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Westminster. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Westminster
-
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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.
What is different about your site and alternative web based conveyancing brokers for conveyancing in Westminster?
At this site receive an accurate quote from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Westminster. As opposed to estate agents and brokerage sites we do not charge firms a fee if you instruct them for your home move in Westminster