I am one month into the sale of my home in Alperton and the EA has just called to warn that the purchasers are swapping conveyancer. The reason given is that the lender will only work with property lawyers on their approved list. On what basis would a leading mortgage company only work with specific lawyers rather the firm that they want to select for their conveyancing in Alperton ?
UK lenders have always had panels of law firms that can act for them, but in the last few years big names such as Lloyds Banking Group, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for decades.
Lending institutions blame a rise in fraud by way of justification for the cull – criteria have been narrowed 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 says it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that 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 impact on this.
Can I use your services to find a Conveyancing solicitor in Alperton even where I’m not buying or disposing of a house, for example where I intend to buy an office in Alperton with a mortgage from The Mortgage Works?
Our comparison service is primarily utilised to get a quote from residential conveyancing solicitors in Alperton but we have recorded at the end of this page some Alperton commercial conveyancing firms. You will need to speak with the firm directly to see if they can also act for The Mortgage Works
In scouring moneysavingexpert.com for an affordable lawyer in Alperton, many advise that I must look for a CQS assured solicitor. What is CQS?
Alperton Conveyancing Quality Scheme solicitors have achieved certification under the Law Society's Scheme (CQS) The Law Society established CQS to establish evidence of quality standards in the home legal process. CQS helps house movers to recognise solicitor firms who provide a quality residential conveyancing. Alperton is one of the many areas in England and Wales in which accredited firms have offices. The conveyancing scheme requires solicitors to undergo a strict assessment, compulsory training, self-reporting, spot checks and yearly assessments in order to maintain CQS status. It is available to solicitors and not licensed conveyancers and has the support of the Legal Ombudsman.
It has been 4 months following my purchase conveyancing in Alperton took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey completed on a property in Alperton ahead of instructing conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will not give a mortgage on such a home.
It depends who your proposed lender is. HSBC has different requirements from Halifax. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Alperton. Conveyancing may be slightly more expensive based on your lender's requirements.