My fiance and I are planning to buy a home in Arnos Grove and have appointed a Arnos Grove conveyancing firm. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Accord Mortgages Ltd have this afternoon contacted us to advise us that there is now an issue as our Arnos Grove lawyer is not on their approved list of lawyers. Please explain?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Arnos Grove solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
As someone not used to the Arnos Grove conveyancing process what’s the number one tip you can give me concerning the legal transfer of property in Arnos Grove
You may not hear this from too many lawyers but conveyancing in Arnos Grove and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the legal transfer of property. For instance, the seller, property agent and even potentially the lender. Appointing a lawyer for your conveyancing in Arnos Grove an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to act in your legal interests and to protect you.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. You your first instinct should be to trust your lawyer above the other players in the home moving process.
I require expedited conveyancing in Arnos Grove as I have an ultimatum to exchange contracts within one month. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are not obtaining a home loan you are at free not to have searches conducted although no conveyancer would suggest that you don't. Drawing on years of experience of conveyancing in Arnos Grove the following are instances of what can show up and adversely impact future saleability: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...
I have justbecome aware that Action Conveyancing have closed. They conducted my conveyancing in Arnos Grove for a purchase of a leasehold apartment 9 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The quickest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Arnos Grove conveyancing specialists.
Just had an offer accepted on a new build apartment in Arnos Grove. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Arnos Grove
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I need to appoint a conveyancing solicitor for sale conveyancing in Arnos Grove. I happened to land on a site which appears to be the perfect answer If there is a chance to get all this stuff completed via phone that would be ideal. Do I need to be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?