I am in the market for a reasonably priced conveyancer. Should I go for for a nationwide conveyancer rather than a high street Cricklewood conveyancing lawyer?
Established third party relationships are another important factor to consider when appointing conveyancing lawyers. Cricklewood law firms often have long term relationships with financial advisers and agents, local authorities, surveyors and other law firms meaning you will move in shortest possible time. Hosting a sound knowledge of the local area is also a plus .
We were just about to sign contracts for a ground floor flat in Cricklewood. We have hit a problem. The loan offer with TSB runs out on 4/11/2024 but the vendors are suggesting a completion date of 6/11/2024. Can one extend the loan expiry date?
The best person to deal with your question is your lawyer who will hopefully determine if he or she is corresponding with the mortgage broker, seller’s representatives, property agents or indeed all three given what has gone on in your conveyancing to date.
My grandmother passed away six months ago and as sole heir and executor I was left the house in Cricklewood. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this allowed?
Where you plan to refinance then Coventry BS will insist on your using a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
Forgive me if this question is silly but I am new to the home buying as a 1st time buyer of a two bedroom flat in Cricklewood. Do I collect the keys to the property on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Cricklewood?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
Is it the case that all Cricklewood CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved solicitors?
A selection of banks and building societies now make use of CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of firms.
I had an offer accepted on an apartment in Cricklewood on 16/7/2024, valuation was booked 4 days after, all came back fine. Conveyancer appointed, so all that was missing was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Are HSBC entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
Given that I will soon spend over three hundred thousand on a property in Cricklewood I wish to have a conversation with the solicitor about myhouse move in advance of giving the go ahead to the firm. Can this be arranged?
Absolutely - we would be delighted to talk to you we do not take any clients on without you liaising with the lawyer who will be carrying out your conveyancing in Cricklewood.There is no ‘factory style conveyancing’ - every client is unique individual, not a case reference. The law firms that we put you in touch with believe that the fees you are provided with for residential conveyancing in Cricklewood should be the amount on the final invoice that you end up paying.
We are looking to acquire a repression flat in Cricklewood and the vendor would like to complete inside a month. Do lawyers meet that timeframe? Would it be better to select a local Cricklewood firm or an online company that advertises to offer speedy conveyancing?
Attend your Cricklewood shopping parade. Go in to a couple of solicitor’s offices and ask to see a conveyancing solicitor for an estimate. Discuss your situation and get a commitment on time frames. Select the one that comes across as most efficient. Make sure to select a property lawyer on the panel of lawyers acceptable to your mortgage company.