Is the fact that my solicitor in Chalk Farm is not listed on my lender's conveyancing panel that there is a problem with the quality of his conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Chalk Farm conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
Do I have to attend the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in Chalk Farm so that I can attend their offices if necessary.
These days approved lawyers for mortgage companies conduct the vast majority of work via Royal Mail, e-mail or over the phone. This means that they can undertake the legal work for your home move regardless of where you live in the country. Nevertheless you should see if you have the option of visiting the offices of your conveyancing lawyer if needed.
We are buying a house in Chalk Farm. It might be a silly question but how we can trust a conveyancer? At some point we have to deposit money into their account. What is the protection 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.
We previously appointed solicitors with offices in Chalk Farm on the Aldermore solicitor panel. They have just invoiced me an additional fee for handling the Aldermore mortgage. Is this an additional conveyancing fee set by Aldermore?
As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your lawyer can levy a fee for this. This charge is not dictated by Aldermore but by your Chalk Farm property lawyer. Numerous firms on the Aldermore panel will levy ’dealing with mortgage’ fee and others do not.
Our sealed bid on a property in Chalk Farm has been accepted, the vendors do however have a connected purchase. The owners have put an offer on on an apartment, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have chosen a high street conveyancing solicitor in Chalk Farm. What do I do now? When do I get the mortgage application with Co-operative started?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then valuation, Chalk Farm conveyancing search charges, etc). First, you must check that your conveyancing practitioner is on the Co-operative conveyancing panel. Regarding the next phase this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a buoyant market the majority of home buyers will apply for a home loan with Co-operative and arrange for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to move forward with searches.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who handled the conveyancing in Chalk Farm 10 years ago no longer exist. What are my options?
Gone are the days when you need to have the physical official documentation to prove you are the owner of your registered land or premises, as the Land Registry hold details of all registered land or property electronically.
Due to the input of my in-laws I had a survey completed on a house in Chalk Farm ahead of appointing conveyancers. I have been told that there is a flying freehold aspect to the property. My surveyor advised that some lenders will refuse to grant a mortgage on a flying freehold property.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Chalk Farm. Conveyancing may be slightly more expensive based on your lender's requirements.
Should one remove a deceased person's name from the title register for a house in Chalk Farm?
Where a Chalk Farm property is co-owned and one of the owners dies, their name will not immediately be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a disposal your lawyer would simply be asked to evidence as to the reason the joint proprietor is not a party to the conveyance, such as a grant of probate.
With a view to making the sale conveyancing more straight forward in the future you can apply to have the deceased party erased from the title register by submitting an application to HMLR with proof of the death. There is no land registry fee payable.