I am selling my flat in Harrow and the EA has just text me to advise that the purchasers are swapping law firm. I am told that this is due to the fact that the lender will only engage with solicitors on their conveyancing panel. Why would a big named lender only work with specific solicitors rather the firm that they want to select for their conveyancing in Harrow ?
Banks have always had an approved set of law firms they are willing to work with, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for many years.
Lenders point to the increase in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any sway in the decision.
My husband and I changing mortgage lender for our flat in Harrow with Nottingham. We have a son approaching twenty who lives at home. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the apartment is forfeited by the lender. I have a couple of concerns (1) Is this document specific to the Nottingham conveyancing panel as he never had to sign this form when we bought 3 years ago (2) Does our son by signing this extinguish his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Nottingham. This is solely used to protect Nottingham if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Nottingham had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
I can see plenty of here about conveyancing in Harrow but what is your top tip for choosing the right conveyancer in Harrow
Do not opt for the cheapest Harrow conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
Does a directory service exist listing Virgin Money panel conveyancers in Harrow on the Council of Mortgage Lender’s Website?
No. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of mortgage companies make their panel listings visible on the web. If you are looking for a Harrow solicitor on the Virgin Money please use our facility.
My wife and I are spending time looking at flats in Harrow and I am now considering a potential offer. Is it advisable to have my property lawyer on ‘stand by’? I intend to finance via a home loan with Nationwide.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. Given that you are taking out a mortgage with Nationwide, make sure you remember to check that your lawyer is on the Nationwide conveyancing panel.
My partner and I are downsizing from our home in Harrow and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street Harrow lawyer would know this is not the case. For the life of me I don't know why the purchasers used an internet conveyancing practice rather than a conveyancing solicitor in Harrow. Having lived in Harrow for 5 years we know that this is a non issue. Do we get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am in need of some leasehold conveyancing in Harrow. Before diving in I would like to find out the remaining lease term.
If the lease is recorded at the land registry - and most are in Harrow - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Despite our best efforts, we have been unsuccessful in trying to purchase the freehold in Harrow. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a Harrow conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Harrow flat is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case was in relation to 1 flat. The unexpired lease term was 75.25 years.
I am purchasing a house and need a conveyancing solicitor in Harrow who is on the mortgage company conveyancing panel. Can you recommend a Harrow or local Harrow conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who conduct conveyancing in Harrow. We dont recommend any particular solicitor.