I am progressing with the sale of my maisonette in Willesden and the EA has just text me to advise that the purchasers are appointing a new property lawyer. 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 certain lawyers rather the firm that they want to select for their conveyancing in Willesden ?
Mortgage companies have always had panels of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Lenders attribute this action to a rise in fraud by way of justification 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 says 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. Your buyers are not going to have any sway in the decision.
Having spent time scouring moneysavingexpert.com for a high-quality solicitor in Willesden, most say that I should instruct a CQS accredited lawyer. What is CQS?
Willesden Conveyancing Quality Scheme solicitors have achieved certification under the Law Society's Scheme (CQS) The Law Society created CQS to promote high standards in the home legal process. CQS helps buyers and sellers to identify practices that provide a quality residential conveyancing. Willesden is one of locations in England and Wales in which accredited firms have offices. The conveyancing scheme obliges practices to undergo a strict assessment, compulsory training, self-reporting, random audits and annual reviews in order to maintain CQS status. It is open only to members of the Law Society who meet the demanding standards set by the scheme and has the support of the Legal Ombudsman.
I used Stirling Law several years past for my conveyancing in Willesden. I now require my papers but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Willesden of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
About to purchase a new build apartment in Willesden. Conveyancing is necessary evil 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 conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Willesden
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There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I was advised by a few property agents in Willesden to select a conveyancer using your seach tool. Is there a financial incentive for Estate Agents to promote your lawyers over and above a competitor’s?
We don’t offer any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult a fee as a client could think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
We are about to acquiring a apartment in Willesden. Could our lawyer keep the amount we are are purchasing for confidential from sites such as Nestoria. Is this possible and how?
HM Land Registry as a matter of law bound to disclose price sold data on the official title for residential properties countrywide including premises in Willesden. The Title Register is an open document, so the Land Registry would be breaking the law if they did not allow access to the register.
In essence you can ask the Land Registry to hide the amount paid data but the response will be a No.