Me and my partner are purchasing a 2 bedroom apartment in Harmondsworth with a mortgage. We like our Harmondsworth solicitor, but the mortgage company advise he's not on their "panel". It appears that we have no choice but to select one of the lender panel conveyancing practices or keep our Harmondsworth property lawyer as well as pay for one of their panel firms to represent them. We feel that this is unjust; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Harmondsworth conveyancing lawyer to apply to be on the conveyancing panel.
We hope to to buy with Norwich and Peterborough Building Society. We have called around locally yet am unable to find a Harmondsworth conveyancing firm on the Norwich and Peterborough Building Society panel. Can you assist?
You should make the most of the search tool on this web page. Pick the building society and type Harmondsworth or your preferred area and you will be presented with a number of lawyer located in Harmondsworth or nearest you.
Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a two bedroom flat in Harmondsworth. Do I receive the keys to the house on the completion date from my conveyancer? If so, I will appoint a High Street conveyancing solicitor in Harmondsworth?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the owner’s conveyancers, and shortly after the monies have arrived, you will be able to collect the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
My wife and I buying a 3 bedroom semi in Harmondsworth. Our aim is to carry out an extension to the side at the property.Will the conveyancing process involve checks to see if these works were previously refused?
Your conveyancer will review the registered title as conveyancing in Harmondsworth will on occasion reveal restrictions in the title documents which prohibit certain changes or require the consent of a 3rd party. Many extensions call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
Nationwide have agreed my home loan in principle, my bid on a property in Harmondsworth has been accepted, what are the next steps?
Your property agent will need to be informed of your conveyancing practitioner's details (be sure the property lawyers are on the bank’s panel). Contact Nationwide or the financial adviser and complete any relevant forms. Nationwide will appoint a valuer who will get in touch with the estate agent or owners to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Nationwide will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Harmondsworth.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Harmondsworth is where the house is located. What do you suggest?
Flying freeholds in Harmondsworth are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Harmondsworth you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harmondsworth 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 property.
I was pointed in your direction by three or four local selling agents in Harmondsworth to choose a solicitor using your seach tool. What’s the financial inducement for Estate Agents to market your services rather than a competitor’s?
We refuse to offer any commission for directing people in our direction. We thought it would be too underhand to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
The property lawyers conducting our conveyancing in Harmondsworth has forwarded papers to review that indicate that the property is unregistered with epitome documents. Why is the property not registred at the Land Registry?
Whilst most properties in Harmondsworth are now registered with HMLR there are still some that are unregistered. Any property in Harmondsworth that has been remortgaged since the late 1980’s will have been registered at the HM Land Registry under the compulsory ‘first registration’ scheme. However, if a Harmondsworth property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Plenty of Harmondsworth conveyancing lawyers should be capable of dealing with this type of conveyancing but where uncertainty exists the conventional guidance nowadays seems to be for the seller to address the registration formalities first and thereafter sell - this will predictably result in a prolonged conveyancing.