I can't travel far from Brompton. Can you please clarify why all Brompton conveyancers are not on all mortgage company panels?
Mortgage Companies tend to restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that the organisation needs to have two or more partners. As well as restricting the type of firm, some have decided to reduce the size of their panel they use to act for them. You should note that mortgage companies have no liability for the standard of advice provided by any Brompton lawyer on their panel. Mortgage fraud was the key driver in the culling of conveyancing panels in the last decade notwithstanding that there are conflicting opinions about the extent of solicitor involvement in some of that fraud. Data from HMLR exposes that thousands of law firms only conduct less than three conveyances annually. Those advocating conveyancing panel pruning question why law firms deserve the right to remain on a lender panel when it is apparent that property law is not their primary expertise?
Can I use your services to find a Conveyancing solicitor in Brompton even where I’m not buying or disposing of a house, for instance if I want to acquire an office in Brompton with a mortgage from Barclays Direct?
Our search tool is primarily used to help choose residential conveyancing solicitors in Brompton but we have set out towards the bottom of this page a selection of Brompton commercial conveyancing firms. You should enquire with the solicitors directly to check if they can also act for Barclays Direct
What happens if my lawyer’s firm is expelled from the Santander Solicitor panel ahead of completing my conveyancing in Brompton?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We are purchasing a flat in Brompton. It might be a silly question but how we can trust a lawyer? At some point we have to send funds into their account. What protection do we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Please help - my lawyer advises that lack of right of way insurance is necessary on my purchase. What is the level of cover for Brompton conveyancing?
The right level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Coventry Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
I have decided to exercise my right to buy my property in Brompton off the council. I have a mortgage agreed with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
Do online conveyancing organisations undertake everything a high street Brompton solicitor does or do I still need to use a solicitor for the final stages for my conveyancing in Brompton?
Where you use an online conveyancer they will cover all the tasks your Brompton conveyancer would cover.