I am not in a position to travel far from Harlington. Is there a reason why all Harlington conveyancing practitioners are not on all lender panels?
Banks tend to impose restrictions on either the type or the number of conveyancing practices on their approved list of lawyers. A common example of such criteria being that a firm must have two or more partners. In addition to restricting the structure of firm, some have made a decision to reduce the number of conveyancers they use to represent them. It is worth noting that building societies have no responsibility for the quality of advice supplied by any Harlington lawyer on their approved list. Property fraud was the main trigger for the reduction of conveyancing panels a few years ago notwithstanding that there are conflicting views concerning whether solicitors sat at the center of that fraud. Data from HM Land Registry indicates that thousands of law firms only carry out less than three conveyances a year. Those advocating conveyancing panel culls ask why law firms deserve claim to remain on a conveyancing panel when clearly conveyancing is not their speciality?
My mortgage company has recommended a law firm on their panel based in Harlington but I would rather instruct a conveyancing lawyer in Harlington or nearer to where I live. Are you able to assist?
The minority of Harlington conveyancing practitioners are approved and listed on all lender’s conveyancing panel. Do make the most of the above find an approved solicitor tool to choose a Harlington conveyancing firm on the on the lender panel.
How does conveyancing in Harlington differ for newly converted properties?
Most buyers of new build premises in Harlington come to us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is built. This is because developers in Harlington tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Harlington or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Harlington is the location of the property. Can you offer any advice?
Flying freeholds in Harlington are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harlington you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harlington may determine 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.
Am I best advised to choose a Harlington conveyancing lawyer in close proximity to the house I am purchasing? I have an old university friend who can handle the legal formalities but his firm is located 400kilometers drive away.
The benefit of a high street Harlington conveyancing practice is that you can visit the firm to execute documents, deliver your identification documents and pester them where appropriate. They will also have local intelligence which is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and in the main were impressed that must outweigh using an unknown Harlington conveyancing lawyer just because they are based in the area.
I happen to be an executor of my recently deceased aunt’s Will, with a house in Harlington which will be marketed. The house has never been registered at HMLR and I'm told that some estate agents will insist that it is done before they'll proceed. What's the procedure for this?
In the situation that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.