I am in the process of selling my maisonette in Croxley Green and the estate agent has just called to warn that the buyers are appointing a new conveyancer. The reason given is that the mortgage company will only engage with solicitors on their approved list. Why would a major mortgage company only deal with certain lawyers rather the firm that they want to appoint for their conveyancing in Croxley Green ?
Lenders have always had panels of law firms that can represent them, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for over 25 years.
Lending institutions blame a rise in fraud as the reason 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 claims that it is being contacted daily by practices that have been removed from panels. Some 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. Your purchasers are not going to have any sway in the decision.
We are buying a flat and need a conveyancing solicitor in Croxley Green who is on the Barclays conveyancing panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Croxley Green.
Forgive me if this question is silly but I am unexperienced as a first time buyer of a ground floor flat in Croxley Green. Do I pick up the keys to the property on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in Croxley Green?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you will be able to pick up the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
How can we know in advance if a Croxley Green conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Croxley Green obtaining recommendations is a good start. 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 lawyer handling your transaction.
I have paid off my mortgage with Aldermore. I assume I don't need a Croxley Green conveyancer on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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 Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I am buying a new build house in Croxley Green with a mortgage from Barclays . The builders refused to budge the price so I negotiated five thousand pounds worth of extras instead. The sale representative suggested that I not inform my solicitor about the side-deal as it will jeopardize my loan with the lender. Should I keep quiet?.
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.
I opted to have a survey carried out on a property in Croxley Green ahead of instructing solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies will refuse to issue a mortgage on this type of property.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you contact us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Croxley Green. Conveyancing may be slightly more expensive based on your lender's requirements.
Partway through the sale of a leasehold flat in Croxley Green. Conveyancing solicitors are doing their job but we are being charged a fortune from the freeholder. So far we have paid £225 for a leasehold management information and then a further £134.40 for additional queries supplied by the purchaser's conveyancing practitioner.
You will not have any say over the level of the fee for this information but the typical fee for the information for Croxley Green leasehold property is £380. When it comes to Croxley Green conveyancing transactions it is customary for the seller to cover the charges. The freeholder or their agents are under no legal obligation to answer these questions most will agree to do so - albeit often at high prices disproportionate to the work involved. Regretfully there is no law that requires fixed charges for administrative tasks. Nor is there any legal time limit by which they are required to provide the information.