My wife and I are acquiring a brand new apartment in Harlington and my conveyancer is informing me that she is duty bound to the bank to disclose incentives from the developer. I am on a tight deadline to exchange contracts and my preference is not to delay the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a lender panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
What is the first thing I need to know about purchase conveyancing in Harlington?
Not many law firms shout this from the rooftops but conveyancing in Harlington or throughout North London is an adversarial experience. Put another way, when it comes to conveyancing there is lots of room for conflict between you and others involved in the transaction. For example, the vendor, property agent and on occasion the bank. Selecting a solicitor for your conveyancing in Harlington should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to protect your best interests and to keep you safe.
Sometimes a third party with a vested interest will attempt to persuade you that it is in your interests to do things their way. For instance, the estate agent may claim to be helping by suggesting your conveyancer is slow. Or your financial adviser may try to convince you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties in the home moving process.
We previously selected conveyancing lawyers located in Harlington on the Yorkshire BS solicitor panel. They have just invoiced me a further fee for the legal aspects of the Yorkshire BS mortgage. Is this an additional conveyancing fee specified by Yorkshire BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your conveyancer is entitled to charge a fee for this. This fee is not set by Yorkshire BS but by your Harlington property lawyer. Numerous firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Barclays. I assume I don't need a Harlington property lawyer on the Barclays panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays 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 Barclays mortgage from the register. Barclays, 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 Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
After shopping around on the internet I have found a Harlington property lawyer having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
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. You may wish to consider appointing your own Harlington surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
The deeds to my home are lost. The lawyers who handled the conveyancing in Harlington 5 years ago are no longer around. What do I do?
Assuming you have a registered title the information relating to your ownership will be recorded by the Land Registry with a Title Number. It is possible to conduct a search at the Land Registry, identify your house and get up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
My company is wishing to take an assignment of a lease of a shop on a shopping parade. Can you recommend solicitors offering no-move-no costs for commercial conveyancing in Harlington for under 2k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Harlington, including the disposal and purchase of businesses as well as simply property. Whether you are looking to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. Regarding the charges these will vary based on the structure and terms of the proposed transaction. Let us have your details or telephone so as to enable us to furnish you with a detailed commercial conveyancing quote.
We are four weeks into a leasehold purchase having been referred to a firm by the selling agent to execute conveyancing in Harlington. We are not happy. Can you help me find new solicitors?
A solicitor would need to be really bad to suggest changing them. Has the mortgage been issued? In the event that it has you need to make them aware of the new contact details and get the offer are issued to the new lawyers. Your new solicitor ideally should be on the lenders approved list to avoid added fees and delays. That should be your starting point. The search tool should assist you in finding a bank approved conveyancer for your home move in Harlington