I have just started taking steps with the aim of switching my current residential mortgage to a BTL Nationwide Building Society mortgage. I have been informed by my broker that I must appoint a solicitor for this. I had a chat my past Harrow conveyancing firm who who conducted the conveyancing when I previously purchased the premises. The fee calculation e-mailed to me of £450 plus VAT is an eye-watering amount to do this as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The costs illustration is slightly on the high side. Where you are prepared to invest time comparing charges you might get the conveyancing a bit cheaper by perhaps a hundred pounds. On the other hand, if you were content with the assistance the firm provided you couldlive to regret opting for an an unknown conveyancer. Don't forget to enquire the conveyancer can also act for Nationwide Building Society. You can use our search tool to choose a Harrow conveyancing firm on the Nationwide Building Society member panel, which can often include conveyancing solicitors in Harrow.
We are due to complete buying a property in Harrow but as a result of damage from some water damage at the property I have was able negotiate recompense from the seller of six thousand pounds in the form of a adjustment in the price. I had intended this to be addressed as part of a side agreement yet Bank of Ireland will not agree to this. Should they have been approached?
Your lawyer that is on the Bank of Ireland conveyancing panel is required to disclose to Bank of Ireland of any changes to the purchase price. If you prohibit your conveyancer to report the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancing practitioner for your conveyancing in Harrow.
We wish to acquire a 1 bedroom flat in Harrow with a residential mortgage from Godiva Mortgages Ltd.We would like to retain our Harrow conveyancing solicitor but Godiva Mortgages Ltd says her practice is not on their "panel". we are left little option but to use a Godiva Mortgages Ltd panel firm or keep our high street solicitor and fork out for a Godiva Mortgages Ltd panel lawyer to act for them. This seems very unfair; Can we not simply insist that Godiva Mortgages Ltd use our lawyer?
No, not really. The home loan issued to you is subject to its various provisions, a common one being that conveyancers will be on the Godiva Mortgages Ltd solicitor panel. in the past, most mortgage companies had large numbers of solicitors 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 lawyer to apply to be on the conveyancing panel for Godiva Mortgages Ltd
The deeds to my house are lost. The lawyers who conducted the conveyancing in Harrow 10 years ago no longer exist. What do I do?
Assuming you have a registered title the information relating to your proprietorship will be retained by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, locate your property and secure current copies of the property title for a small fee. If the property is Leasehold then the Land Registry will also normally hold a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
How does conveyancing in Harrow differ for newly converted properties?
Most buyers of new build premises in Harrow contact us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because developers in Harrow usually purchase the real estate, 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 accustomed to new build conveyancing in Harrow or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Harrow is where the house is located. Can you offer any assistance?
Flying freeholds in Harrow are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harrow you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harrow 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.