My husband and I are planning to buy a flat in Harold Park and have instructed a Harold Park conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Lloyds TSB Bank have this afternoon contacted us to inform me that they have now hit a problem as our Harold Park lawyer is not on their approved list of lawyers. What do we do from here?
When purchasing a property with the benefit of a mortgage it is normal for the purchasers' lawyers to also act for 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 mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Harold Park lawyers, in which case it will likely add costs, and it may delay matters as you are adding another lawyer into the mix.
I require conveyancing for an apartment in a relatively new development (seven years old) in Harold Park. Almost all the properties are already disposed of. Is it strictly necessary to order conveyancing searches for my conveyancing in Harold Park?
A big part of the Harold Park legal transfer of property is the conveyancing searches. There are hundreds search providers conducting Harold Park conveyancing searches, as well direct from the local authority. These are generally termed personal search organisation and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.
Just bought a terraced house in Harold Park , how long will it take for the Land Registry to register my ownership? My Harold Park conveyancing solicitor has been painfully slow, so I want to check that my purchase is recorded.
As far as conveyancing in Harold Park is concerned, registration is no quicker or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether there are errors and whether the Land registry communicate with any other parties. At present in the region of 80% of such applications are fully addressed in less than three weeks but occasionally there can be extensive delays. Historically registration takes place once the buyer has moved in to the property thus an expedited registration is not typically top priority but if there is a degree of urgency associated with the registration then you or your conveyancer must contact the land registry and explain the circumstances.
The estate agent has sent us the confirmation of our purchase of a new build flat in Harold Park. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Harold Park
-
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
My husband and I are new on the property ladder - had an offer accepted, yet the property agent told us that the owners will only move forward if we use their recommended solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer who is accustomed to conveyancing in Harold Park
It is highly unlikely the sellers are driving this. Should the seller desire ‘a quick sale', turning down a serious purchaser is counter productive. Speak to the owners direct and make the point that (a)you are genuine purchasers (b)you are ready to go, with finances in place © you have nothing to sell (d) you wish to move quickly (e)but you will continue to use your preferred Harold Park conveyancing lawyers - not the ones that will provide the estate agent a kickback or achieve conveyancing targets pre-set by corporate headquarters.
Do lenders provide you with an approved list of Harold Park solicitors? How do you know who is on the bank conveyancing panel?
Harold Park firms and firms carrying out conveyancing in Harold Park themselves provide us confirmation that they are on the bank conveyancing panel as opposed to being supplied with a list from the bank directly.