Am I correct in assuming that the fact that my conveyancer in Wood Green is not identified on my lender's solicitor panel that there is a problem with the quality of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Wood Green conveyancing firm and enquire why they are no longer on the approved list for your lender.
We note that you have a search directory listing solicitors on the Coventry BS conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Wood Green?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Wood Green.
In looking at online forums for an online lawyer in Wood Green, most post that I should use a CQS accredited solicitor. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes through the scheme protocol Membership includes numerous companies who carry out conveyancing in Wood Green.
I'm the single recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Wood Green. The Wood Green property was put into my name in June. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship could be considered the same way as though I had purchased the property in June. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Some banks would take a pragmatic view as this obligation is chiefly there to identify the purchase and immediately sell or the flipping of properties.
Does a directory service exist listing Nationwide panel solicitors in Wood Green on the Council of Mortgage Lender’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. A small selection of lenders make their panel listings visible on the web. If you are looking for a Wood Green lawyer on the Nationwide please use our tool.
It is unclear whether my lender requires a lease extension. I have telephoned my Wood Green bank branch on a couple of occasions and was informed it wasn't a problem and they would lend. My Wood Green conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they will not lend based on their specific requirements. Who do I believe?
Provided that the property lawyer is on the lender panel, she or he must adhere to the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
In my capacity as executor for the will of my aunt I am disposing of a residence in Monmouth but live in Wood Green. My lawyer (approximately 235 miles from meneeds me to sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Wood Green who can witness and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Wood Green based
I have been Googling for Wood Green online conveyancing estimates. Can I be confident that all the Wood Green practices that are identified on your directory are on the bank conveyancing panel?
The solicitor and licensed conveyancing practices on our directory have advised us that they are on the lender panel and agreed to advise us to take down their listing in the event of removal off of the bank panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Wood Green conveyancing solicitor being on the mortgage company conveyancing panel is incorrect.