Is there a search tool that I can use to discover of the solicitor handling my conveyancing in Cricklewood is on the mortgage lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Platform Home Loans Ltd thus spending £187.00 plus VAT in additional conveyancing bill.
Feel free to make the most of the search tool on this site. Please choose the mortgage company and type ‘Cricklewood’ or your preferred area and you will see a number of lawyer based in Cricklewood or near you.
Is it the case that all Cricklewood solicitors on the Leeds Building Society conveyancing panel are overseen by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel in which case such practice would be governed by the Council of Licensed Conveyancers.
How can we tell if a Cricklewood conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Cricklewood seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your transaction.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Cricklewood lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
Will our conveyancer be asking questions about flooding as part of the conveyancing in Cricklewood.
Flooding is a growing risk for solicitors dealing with homes in Cricklewood. Plenty of people will purchase a house in Cricklewood, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a various checks that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Cricklewood. The standard information supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the seller to discover whether the property has suffered from flooding. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser may issue a legal claim for losses as a result of such an incorrect response. A buyer’s conveyancers may also conduct an environmental search. This will reveal whether there is a recorded flood risk. If so, more detailed inquiries should be initiated.
I'm purchasing my first flat in Cricklewood with the aid of help to buy. The builders refused to reduce the price so I negotiated 6k of extras instead. The house builders rep advised me not reveal to my lawyer about the extras as it could affect my loan with Accord Mortgages Ltd. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a property in Cricklewood before instructing lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some banks may not grant a loan on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cricklewood. Conveyancing may be slightly more expensive based on your lender's requirements.
Been searching for a conveyancing practitioner for leasehold sale conveyancing in Cricklewood. We are selling, uncomplicated no mortgage to redeem, no hurry, currently vacant. Got a quote from a conveyancing practitioner for £800 including VAT which is a tad expensive given that its so straightforward. Can I pay less for conveyancing in Cricklewood?
Given that it’s a sale only, £450 + VAT would be about the best for a Cricklewood solicitor firm.