I plan on purchasing a flat in Brockley. My Solicitor has never been on on the mortgage company approved list. Can I still use my Brockley conveyancing solicitor even though they are not on the bank panel of approved conveyancing solicitors?
You must instruct a lawyer to deal with the legal work required when you need a mortgage to buy your property. The lawyer will carry out all the appropriate investigations on the property, ensuring that you’re registered as proprietor and ensure that all the necessary mortgage paperwork is dealt with. One can select a Brockley conveyancing practitioner of your choice. However, if the property lawyer appointed is not on the mortgage company approved list further costs will arise as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so where your lawyer has not historically applied for membership they should do so.
I am acquiring a house for cash in Brockley. I have lived for the previous dozen years in Brockley. Conveyancing searches are expensive. As I have knowledge of the area and road intimately must I have all the conveyancing searches?
In the absence of a home loan, then almost all of the Brockley conveyancing searches are at your discretion. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches completed, but she has a professional duty to do this. Do take into account; if you are likely to sell the house one day, it could be of importance to your future buyer what the searches determine. There are plenty of instances where premises with day to day issues can still throw up unpredicted search results. A competent conveyancing solicitor in Brockley will provide you some sensible guidance in this regard.
I had intended to instruct a property lawyer in Brockley for our home move. Our broker has since advised us that our mortgage lenders Coventry Building Society won't deal with them. Why is this not regarded as unfair competition?
A lender can insist on a panel solicitor act for it. Borrowers are expected to meet the cost of this. Do use our database to choose a solicitor to carry conveyancing in Brockley on the Coventry Building Society conveyancing panel.
I happen to be the only recipient of my late father’s estate and I have everything in my name now, including the house in Brockley. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be considered the same way as though I had purchased the property in October. Will no one buy the property for half a year?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. How sensible a view banks take of it, depend on the bank as this provision primarily exists to pick up on subsales or the quick reselling of properties.
Is it correct that all Brockley CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing list of approved solicitors?
A selection of banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
The formalities of my remortgage has taken place for my property in Brockley. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Am I right to be concerned about brokers that I am dealing with are recommending a national conveyancing firm as opposed to a local Brockley conveyancing firm?
As is the case with lots of professional services, often input from relatives can be very helpful. Yet there are lots of people with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and banks may put forward conveyancers to retain. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there may be a commercial relationship behind the endorsement. You are at liberty to choose your own conveyancer. However, bear in mind that most lenders have an approved list of law firms you must use for the lender related work in your house move.