I am hoping to receive a mortgage offer from Nat West. My intention is to retain the legal services of a Licensed Conveyancer in Turnham Green. Does the Nat West Conveyancing panel exclude conveyancers regulated by the CLC?
The Nat West approved solicitor list is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Our Turnham Green solicitor has spotted a difference between the surveyor’s assumptions in the valuation survey and what is in the title deeds. My lawyer says that he needs to check that the bank is happy with this discrepancy and is content to go ahead. Is my solicitor’s approach legitimate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Please explain the implications if my solicitor is expelled from the Skipton Conveyancing panel ahead of completing my conveyancing in Turnham Green?
The first thing to point out is that, 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.
I'm refinancing my primary house to a buy to let loan with Chelsea Building Society and intend to use the remaining equity towards further property. The neighborhood we are interested in is Turnham Green. Will your lawyers be able to act for the two lenders and tie in the conveyances?
Do use our search tool on this site to ensure that the solicitors are approved by both lenders. Assuming that they are your conveyancer should be able to connect the two conveyancing matters but you should have a chat with you conveyancer and make clear your desired outcome and requirements.
I'm buying a property in Turnham Green. I can find my conveyancer's company on the Law Society's list, but I can't see my lawyer's name on the list. Is this a big problem?
Not all staff in the law firm must be listed by the regulator. Provided there is someone qualified to 'oversee' the work, the actual day-to-day activity can be undertaken by unqualified staff.