I am not in a position to travel far from Yiewsley. Is there a reason why all Yiewsley solicitors are not on all lender panels?
Before the recession most banks exhibited an approach to risk which differs from the current day. The financial regulator in 2010 instigated a thematic review into property fraud which concluded: know the property lawyers on your panel. As a result, banks have since looked to extract more information from law firms about their operations and the staff who work for them and set certain criteria such as completing a minimum volume of transactions. Hundreds of firms have been excluded from lender panels even though they had an exemplary track record, no complaints and zero claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the criteria of volume of transactions the mortgage companies required.
I am considering applying for a UBS mortgage for purchase of a newly converted (under development) in Yiewsley with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
Does a directory service exist listing UBS panel conveyancers in Yiewsley on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few mortgage companies make their panel listings open the public online. Where you are seeking to appoint a Yiewsley lawyer on the UBS please make the most of our facility.
We have a mortgage agreed in principle with Santander. Yiewsley conveyancing lawyers are instructed. How long does it take for Santander to forward the offer to the conveyancing practitioner?
There is no definitive answer here. Have Santander completed the survey? Have you informed Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am expecting a DIP from Clydesdale this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Clydesdale recommend any Yiewsley solicitors on the Clydesdale conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Yiewsley solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
The deeds to our home can not be found. The lawyers who handled the conveyancing in Yiewsley 10 years ago are no longer around. What do I do?
Assuming the title is registered the information relating to your proprietorship will be documented by HMLR with a Title Number. It is easy to perform a search at the Land Registry, locate your house and order current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will also normally hold a file duplicate of the Registered Lease and again, a copy can be obtained for a small fee.
Just had an offer accepted on a new build flat in Yiewsley. 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 conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Yiewsley
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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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision.
There are a number of properties in Yiewsley on unadopted roads. My husband and I are purchasing such a house. Are there any benefits to buying a property on a private road?
Yiewsley conveyancing firms will be well versed in conveyancing homeson unadopted roads. The solicitor should investigate Land Registry data to find any rights or responsibilities. It is possible that there is a residents association that proprietors make annual contributions for the upkeep of the road. Where there is one, the road will likely be maintained and look nicer than publicly owned.