I am in the process of selling my maisonette in Colindale and the estate agent has just telephoned to warn that the buyers are switching law firm. The reason given is that the lender will only deal with property lawyers on their conveyancing panel. Why would a big named mortgage company only deal with certain lawyers rather the firm that they want to choose for their conveyancing in Colindale ?
Lenders have always had an approved set of law firms that can represent them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 15 years.
Banks point to the increase in fraud by way of justification for the cull – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any sway in the decision.
Would the conveyancing practitioners listed on your site handle right to buy conveyancing in Colindale?
We work with a variety of conveyancing lawyers who can conduct right to buy conveyancing Please contact us in order to obtain a conveyancing quote.
It is a dozen years since I acquired my house in Colindale. Conveyancing solicitors have just been appointed on the sale but I am unable to locate the title documents. Is this a major issue?
You need not be too concerned. First the deeds may be retained by the mortgage company or they could be archived with the solicitor who oversaw the purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring current official copies of the land registers. Almost all conveyancing in Colindale relates to registered property but in the rare situation where your property is not registered it is more problematic but is resolvable.
I am due to move home in June. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Colindale. Conveyancing solicitor was organised before I stumbled across this site.
On the afternoon of completion you will need to pick up the house keys from your property agent however this can only occur when the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be given over. You should advise the removal men that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can assist you in choosing a conveyancing in Colindale or a legal practice with expertise in conveyancing in Colindale.
The mortgage over my property is with Principality for my property in Colindale. Conveyancing was finalised months ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Principality?
You must advise Principality prior to renting your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel lawyer.
UBS have agreed my home loan in principle, my offer on a apartment in Colindale has been accepted, what happens next?
Your property agent will need to know who your solicitors are (ensure that the property lawyers are on the bank’s approved list). Contact UBS or the financial adviser and finalise any outstanding forms. UBS will sellect a valuer who will get in contact with the selling agent or owners to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a week for the mortgage offer to be issued. UBS will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Colindale.
I understand that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when acquiring a residence in Colindale? or I am told that there is a law dating back centuries that means some house owners living in a parish church boundary may be liable to contribute towards maintenance to the chancel in proximity to the church. Is this applicable for conveyancing in Colindale?
Unless a prior acquisition of the premises took place after 12 October 2013 you may assume that conveyancing practitioners conducting conveyancing in Colindale to continue to propose a a chancel search and or insurance against a claim.
In my capacity as executor for the estate of my grandfather I am disposing of a residence in Newport but reside in Colindale. My conveyancer (based 200 miles from merequires that I execute a statutory declaration before completion. Could you suggest a conveyancing solicitor in Colindale to witness this legal document for me?
strictly speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are based in Colindale