Is the fact that my solicitor in East Ham is not identified on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?
That would most likely be a wrong assumption to make. There are plenty of plausible 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) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the East Ham conveyancing firm and ask them why they are no longer on the approved list for your bank.
Do the conveyancing practitioners identified through your search tool execute auction conveyancing in East Ham?
We know of a few auction practitioners we can put you in touch with those conducting auction conveyancing. East Ham is one of our locations where our lawyers have a presence.
We are buying a newbuild flat in East Ham with a residential mortgage from Nationwide Building Society.We would like to retain our East Ham conveyancing practitioner but Nationwide Building Society advised that her practice is not on their approved list of member firms. We have to appoint a Nationwide Building Society panel lawyer or keep our high street solicitor and pay for a Nationwide Building Society panel lawyer to act for them. This seems very unfair; Can we not simply insist that Nationwide Building Society use our lawyer?
Unfortunately,no. The loan issued to you is subject to its various provisions, a common one being that conveyancers needs to be on the Nationwide Building Society solicitor panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Nationwide Building Society
What will a local search inform me regarding the property my wife and I purchasing in East Ham?
East Ham conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company such as PSG The local search plays a central part in most East Ham conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
Am I right to be wary by estate agents that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a local East Ham conveyancing practice?
As is the case with many professional services, often suggestions from family and friends can be worth their weight in gold. But there are numerous players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may recommend conveyancers to instruct. On occasion these conveyancers might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the endorsement. You are at liberty to choose your preferred conveyancer. Don't forget that many banks operate an approved list of solicitors you must use for the mortgage aspect of your conveyancing.