My husband and I are hoping to acquire a home in Golders Green and have instructed a Golders Green conveyancing firm. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with a view to exchanging next week. Lloyds TSB Bank have this morning contacted us to advise us that there is now an issue as our Golders Green lawyer is not on their conveyancing panel. What do we do from here?
When purchasing a property with mortgage finance it is standard for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Golders Green lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Is there a reason why leasehold purchase conveyancing in Golders Green costs more?
Golders Green leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to sign the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Golders Green so that I can attend their offices if necessary.
Nowadays approved lawyers for banks conduct all of the work through Royal Mail, internet or over the phone. This enables them to carry out the conveyancing transaction no matter where you live in England or Wales. That being said you should check if you can still book an appointment to visit conveyancing lawyer if needed.
What does a local search inform me about the property we're purchasing in Golders Green?
Golders Green conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Onsearch The local search is essential in every Golders Green conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.
Due to the advice of my in-laws I had a survey completed on a house in Golders Green prior to retaining lawyers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some lenders may not give a loan on such a home.
It varies from the lender to lender. HSBC has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Golders Green. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Golders Green to see if the conveyancing will be more expensive.
As co-executor for the will of my grandfather I am selling a residence in Newport but reside in Golders Green. My lawyer (who is 235 miles awayneeds me to execute a stat dec ahead of completion. Could you suggest a conveyancing practitioner in Golders Green who can attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Golders Green