We hope to to buy with Norwich and Peterborough Building Society. We have called around locally but cant to find a Cricklewood conveyancing firm on the Norwich and Peterborough Building Society approved list. Could you assist?
You should make the most of the search tool on this site. Pick the lender and type Cricklewood or your location and you will be presented with a number of lawyer offices in Cricklewood or by proximity to you.
is it true that all Cricklewood conveyancing solicitors on the Yorkshire BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Yorkshire BS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
I have paid off my mortgage with Skipton. I assume I don't need a Cricklewood lawyer on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being pedantic. The Cricklewood solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have justbeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Cricklewood for a purchase of a leasehold flat 18 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The quickest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Cricklewood conveyancing specialists.
Due to the guidance of my in-laws I had a survey completed on a property in Cricklewood ahead of appointing conveyancers. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some lenders will not issue a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Cricklewood. Conveyancing may be slightly more expensive based on your lender's requirements.
Do I need to be concerned about third parties that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a High Street Cricklewood conveyancing practice?
As is the case with many service providers, often input from relatives can be most helpful. Nevertheless there are numerous people with a vested interest in a conveyancing transaction; estate agents, financial adviser and lenders might all put forward conveyancers to instruct. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You are free to appoint your preferred lawyer. You need to be aware that most mortgage providers specify a panel list of conveyancers you have to use for the lender related work in your home move.
I am one month into a leasehold purchase having been directed to solicitors by the estate agent to execute conveyancing in Cricklewood. I am am extremely disappointed with the level of service. Could you help me find new solicitors?
They would have to be really poor in order to consider diss instructing them. Has your loan offer been issued? In the event that it has you will need to inform them of the new contact details and ensure the offer are re-issued. Your new conveyancer needs to be on the lenders approved list to avoid supplemental fees and complications. That should be your starting point. Our search tool can help you find a lender approved solicitor for your home move in Cricklewood