I am selling my house in Woolwich and the estate agent has just text me to say that the purchasers are appointing a new property lawyer. I am told that this is due to the fact that the bank will only engage with property lawyers on their conveyancing panel. Why would a leading mortgage company only deal with specific law firms rather the firm that they want to appoint for their conveyancing in Woolwich ?
Mortgage companies have always had an approved set of law firms that can represent them, but in recent years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for many years.
Mortgage companies point to the increase in fraud as the reason for the cull – 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 claims that it is hearing daily from firms that have been removed from panels. Some 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. Your buyers are unlikely to have any sway in the decision.
We just had an offer accepted to purchase with Darlington Building Society. We have called around locally but am unable to find a Woolwich conveyancing firm on the Darlington Building Society approved list. Please you help?
Please do make use of the search tool on this web page. Please choose the mortgage company and type Woolwich or your preferred area and you will see numerous solicitors located in Woolwich or by proximity to you.
We are aiming to move property in October. Will my conveyancing solicitor update the removal company on the completion day. On a separate note, can you put forward a removal company in Woolwich. Conveyancing solicitor was chosen prior to coming across this page.
On the day of completion you will need to collect the keys from the selling agent however this should only be done once the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be handed over. You should inform the removal company that they can start moving you in. We do not recommend a particular removal company but can help you find a conveyancing in Woolwich or a lawyer with expertise in conveyancing in Woolwich.
Please help - my lawyer says that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Woolwich?
The appropriate level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between Barclays and Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such insurances.
Is it the case that all Woolwich CQS (Conveyancing Quality Scheme) solicitors are on the RBS conveyancing panel?
A selection of lenders now utilise CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when acquiring a house in Woolwich? or I am told that there is historic law that could mean that owners of property residing in a parish church boundary may be liable to pay for repairs to the chancel within the church. Is this suitable for conveyancing in Woolwich?
Unless a prior purchase of the premises completed post 12 October 2013 you may assume that solicitors conducting conveyancing in Woolwich to remain encouraging a chancel search and or insurance against a claim.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who did the conveyancing in Woolwich 10 years ago no longer exist. What do I do?
You no longer need to have the physical original deeds to prove you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.
Living abroad I am unable to travel my Woolwich conveyancing lawyers office to execute documents connected to my conveyancing in Woolwich – is this a problem?
No. Woolwich conveyancing solicitors can deal with home moves for clients across the country. You are unlikely to be required to visit a Woolwich conveyancers office. They can handle all communications remotely from their Woolwich office.