It has come to my attention via my broker that my Charing Cross property lawyer is not on the lender Conveyancing panel. What can I do to be certain whether this is indeed the case?
You need to call your Charing Cross lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they may be able to suggest a Charing Cross conveyancing firm that is on the approved list of lawyers for your lender.
A friend informed me that in buying a property in Charing Cross there could be various restrictions as to what one can do in terms of external changes to a property. Is this right?
There are anumerous of properties in Charing Cross which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Charing Cross should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
is it true that all Charing Cross solicitor firms on the HSBC conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the HSBC conveyancing panel they would need to be governed by the SRA. Many banks do permit licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Charing Cross solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Charing Cross surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Just acquired a semi-detached house in Charing Cross , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Charing Cross conveyancing solicitor has been very slow, so I want to check the post completion formalities are addressed.
As far as conveyancing in Charing Cross registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can differ depending on the party submitting the application, whether it is in order and if the Land registry have to notify any third parties. As of today approximately three quarters of submission are fully addressed within 12 days but some can be subject to protracted hold-ups. Historically registration takes place after the buyer is living at the property so an expedited registration is not always top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.
Over the last few months I have been searching for a flat up to £305k and identified one near me in Charing Cross I like with amenity areas and railway links in the vicinity, however it's only got 49 remaining years left on the lease. There is not much else in Charing Cross for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the shortness of the lease will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
We're novice buyers - had an offer accepted, but the selling agent told us that the owners will only issue a contract if we appoint the agent's preferred conveyancers as they are insisting on a ‘quick sale’. We would rather use a high street conveyancer used to conveyancing in Charing Cross
We suspect that the seller is not behind this requirement. Should the owner desire ‘a quick sale', turning down a serious buyer is not the way to achieve this. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Charing Cross conveyancing lawyers - rather thanthe ones that will earn their estate agent a introducer fee or achieve conveyancing figures demanded by corporate headquarters.
I am contemplating appointing an online conveyancing practitioner rather than a Charing Cross conveyancing firm. Am I making a mistake?
Advantages do exist in being able to attend a local Charing Cross conveyancing solicitor such as
- signing papers on short notice
- having one on one explanations of matters you don't understand
- the ability to raise concerns if things go pear-shaped
When comparing estimates, look out for hidden extras. The majority decent Charing Cross high street solicitors give an all-inclusive price. Often online agents seem to offer discounted fees, yet have burried 'extras' in the in the terms and conditions.