I am selling my ground floor flat in Brentford and the EA has just called to advise that the buyers are swapping law firm. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a leading lender only engage with specific lawyers rather the firm that they want to choose to handle their conveyancing in Brentford ?
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 reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Lenders point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to oversee. Banks tend not to disclose 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 do not even realise 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 not going to have any sway in the decision.
We see that you have a post code search directory listing law firms on the TSB conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Brentford?
We are a listing service only for law firms wishing to communicate if they are on the TSB conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Brentford.
How do I discover of the solicitor handling my conveyancing in Brentford is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Yorkshire Building Society thus paying £187.00 plus VAT in further legal bill.
You should take advantage of the find a lender approved solicitor tool on this site. Pick the lender and type ‘Brentford’ or your location and you will discover a number of lawyer based in Brentford or by proximity to you.
My solicitor has informed me that breach of easement insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Brentford?
The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Skipton Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
Can I be sure that the Brentford conveyancing solicitor on the Bank of Ireland panel is any good?
When it comes to conveyancing in Brentford obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the lawyer carrying out your conveyancing.
The formalities of my remortgage has taken place for my property in Brentford. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, no chain conveyancing. Brentford is the location of the property. Can you shed any light on this issue?
Flying freeholds in Brentford are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Brentford you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brentford may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am looking for a conveyancing practitioner in Brentford for my home move. Can I check a firm’s complaints history with the legal regulator?
One may see documented Solicitor Regulator Association (SRA) decisions resulting from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA may recorded call for training requirements.