I was informed recently by my financial adviser that my North Sheen lawyer is not on the bank Solicitor panel. What can I do to be sure if this is correct?
The best course of action for you to take is to call your North Sheen lawyer directly. It is reasonable to expect your lawyer to notify you of the situation. Where they are not on the panel they may recommend you to a North Sheen conveyancing practice that is on the approved list of lawyers for your mortgage company.
is it true that all North Sheen solicitor firms on the Bank of Ireland conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Bank of Ireland approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
I am expecting a OIP from Nottingham this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any North Sheen solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint North Sheen solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I have finally had an offer on a maisonette in North Sheen accepted, but there is a chain. The sellers have offered on a property, however it’s not yet agreed to, and have viewings of other flats booked. I have chosen a bricks and mortar conveyancing solicitor in North Sheen. What do I do now? At what point should I apply for the mortgage with Skipton?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then valuation, North Sheen conveyancing search charges, etc). The first course of action is to ensure that your property lawyer is on the Skipton approved list. Concerning the next steps this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. In a rising market some purchasers will apply for the mortgage with Skipton and arrange for the valuation and only if it comes back ok would they ask their property lawyer to press on with searches.
I need some fast conveyancing in North Sheen as I am under an ultimatum to exchange contracts inside 4 weeks. Thankfully I do not require a mortgage. Is it possible to decline from having conveyancing searches to save money and time?
As you are not getting a mortgage you have the choice not to have searches conducted although no law firm would recommend that you don't. With lots of history conveyancing in North Sheen the following are instances of issues that can show up and therefore affect future saleability: Enforcement Notices, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
How does conveyancing in North Sheen differ for newly converted properties?
Most buyers of new build property in North Sheen contact us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is built. This is because builders in North Sheen tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in North Sheen or who has acted in the same development.
I need to find a conveyancing solicitor for freehold conveyancing in North Sheen. I've stumble upon a web site which looks to be the perfect solution If it is possible to get all formalities completed via email that would be preferable. Do I need to be wary? 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?
Is there a reason that North Sheen conveyancing charges are higher for leasehold and freehold properties?
Inevitably there is increased work necessary for leasehold conveyancing. North Sheen has many leasehold properties. There is more time involved in the purchase: for example, the lease and leasehold information (including up to date service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.