Can you clarify what the consequences are if my lawyer’s firm is suspended from the Co-operative Conveyancing panel ahead of completing my conveyancing in Harlesden?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am helping my step-mother sell her flat in Harlesden. Will the solicitor arrange an energy performance certificate or it is for the seller to see to?
After the abolition of HIPs, energy performance certificates was left as a required component of selling a house. An energy performance certificate should be to hand in advance of the property being placed on the market. This is not a task that conveyancers normally organise. If you are instructing a Harlesden conveyancing lawyer they may be able to arrange energy performance certificates given their contacts with long established Harlesden assessors
We are planning to move property in January. Should my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you recommend a removal company in Harlesden. Conveyancing lawyer was found before I stumbled across this website.
On the day of completion you can pick up the keys from your selling agent but this can only take place after the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be collected. You can inform the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can assist you in choosing a residential property solicitor in Harlesden or a solicitor with expertise in conveyancing in Harlesden.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Harlesden solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Harlesden postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Harlesden.
Do commercial conveyancing searches reveal planned roadworks that could impact a commercial property in Harlesden?
Its becoming the norm that commercial conveyancing solicitors in Harlesden will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Harlesden. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Harlesden.
For every commercial conveyancing transaction in Harlesden it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Harlesden commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Harlesden.
I am purchasing my first flat in Harlesden with a loan from Santander. The developers would not move on the amount so I negotiated £7000 of extras instead. The property agent told me not to tell my solicitor about the deal as it could adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a quick, no chain conveyancing. Harlesden is the location of the property. Is there any advice you can impart?
Flying freeholds in Harlesden are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Harlesden you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harlesden may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Is it best to instruct a Harlesden conveyancing solicitor who is local to the property I am purchasing? An old friend can handle the legal formalities however they are based 400kilometers drive away.
The primary upside of using a local Harlesden conveyancing practice is that you can attend the office to execute paperwork, deliver your identification documents and pester them if necessary. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and the majority were happy that should outweigh using an unknown Harlesden conveyancing lawyer solely due to them being based in the area.