As someone unfamiliar with the Arnos Grove conveyancing process what’s the number one tip you can impart for the legal transfer of property in Arnos Grove
You may not hear this from too many lawyers but conveyancing in Arnos Grove or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is plenty of room for confrontation between you and other parties involved in the legal transfer of property. E.g., the seller, estate agent and sometimes your lender. Selecting a solicitor for your conveyancing in Arnos Grove should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the process whose interest is to look after your legal interests and to keep you safe.
On occasion a potential adversary may attempt to persuade you that it is in your interests to do things their way. For example, the property agent may claim to be assisting by suggesting your conveyancer is wrong. Or your mortgage broker may tell you to do take action that is contrary to your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
If you had a top tip for choosing a conveyancing solicitor in Arnos Grove what would it be?
We would encourage you not to base your choice on the lowest Arnos Grove conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Completion of my remortgage has taken place for my property in Arnos Grove. Conveyancing was satisfactory 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 Department at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that 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 had an offer accepted on a property in Arnos Grove on 16/7/2025, valuation was booked 3 days after, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Are Co-operative entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
I purchased a 4 bedroom Georgian house in Arnos Grove. Conveyancing practitioner represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold under the matching property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Arnos Grove and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Arnos Grove differ for new build properties?
Most buyers of new build premises in Arnos Grove come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because developers in Arnos Grove usually buy the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Arnos Grove or who has acted in the same development.
My husband and I are novice buyers - agreed a price, but the selling agent advised that the vendor will only go ahead if we appoint the agent's recommended conveyancers as they are insisting on a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in Arnos Grove
We suspect that the owner is unaware of this ultimatum. If they desire ‘a quick sale', alienating a genuine buyer is counter productive. Contact the vendors directly and explain that (a)you are keen to buy (b)you are ready to progress, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Arnos Grove conveyancing firm - not the ones that will earn the negotiator at the agency a kickback or meet his conveyancing targets set by head office.
I am an executor of my recently deceased mum’s Will, with a house in Arnos Grove which is to be marketed. The house has never been registered at HMLR and I'm advised that many buyers solicitors will insist that it is done before they will proceed. What's the procedure for this?
In the situation that you have set out it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.