I am not well enough to travel far from Barkingside. What is the rationale as to why all Barkingside conveyancing practitioners are not on all bank panels?
Before the recession most lenders exhibited an attitude to risk which differs from the current day. The Financial Services Authority in 2010 conducted a thematic review into property fraud which in summary warned lenders: know the conveyancers on your panel. As a result, mortgage companies have since looked to extract more information from law firms concerning their processes and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of law practices have been excluded from lender panels even though they had 100% healthy track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to meet the minimum volume of transactions the mortgage companies insisted on.
We are purchasing a property in Barkingside. It might be a silly question but how we can trust a lawyer? On the day of competition we have to put money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Have just purchased a repossessed house at auction in Barkingside. Conveyancing is required. What is next?
Given that you have now to in every practical sense signed on the dotted line you must find a conveyancing practitioner soon as you will have a tight a fixed date to complete the deal. An auction property should have an associated legal pack. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold premises the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You should pass this on to the conveyancer instructed by you ASAP. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
Completion of my remortgage has taken place for my property in Barkingside. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I'm purchasing my first flat in Barkingside with a loan from Yorkshire Building Society. The builders would not reduce the price so I negotiated £7000 of additionals instead. The property agent advised me not reveal to my conveyancer about this extras as it would impact my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Barkingside is the location of the property. What do you suggest?
Flying freeholds in Barkingside are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Barkingside you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barkingside 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 property.
As co-executor for the estate of my grandmother I am selling a residence in Monmouth but live in Barkingside. My conveyancer (based 235 miles awayhas requested that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing practitioner in Barkingside to witness this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Barkingside based
Finally our conveyancing in Barkingside is completing on Friday, yet the people I am buying from wants to move out the next day at midday. Can I agree to this?
You can't complete on a Saturday because the bank systems are not operating.