We are purchasing our first property. Our solicitor has messagedto ask if we wish to purchase extra conveyancing searches. We are really unsure what's relevant for conveyancing in Hemel Hempstead
The quantity and type of Hemel Hempstead conveyancing searches depends primarily on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your general appetite to risk. What is important is that you properly comprehend what information the searches could supply. Then you can make a decision if you consider that you need that information. Where you are uncertain, ask the conveyancer to recommend.
Completed the sale of my flat in Hemel Hempstead last December but my buyer keeps Skype messaging me to say their lawyer is waiting to hear from mine. What are the post completion sale legalities now that I have sold?
Following your disposal your solicitor should send the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. If applicable, your solicitor must also send confirmation that the legal charge in favour of the lender has been paid off to the buyers conveyancers. There is unlikely to be post completion procedures just for conveyancing in Hemel Hempstead.
I am thinking of remortgaging my house in Hemel Hempstead, does my lawyer have to be on the RBS Conveyancing panel?
There is nothing to stop you using your solicitor, but RBS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Is it the case that all Hemel Hempstead CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved practices?
A selection of banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
Can you point me to a directory of Coventry BS panel solicitors in Hemel Hempstead on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the CML or Building Society Association websites. A small selection of lending institutions make their panel listings open the public on the web. Where you are seeking to appoint a Hemel Hempstead solicitor on the Coventry BS please make the most of our facility.
I have paid off my mortgage with Skipton. I assume I don't need a Hemel Hempstead property lawyer on the Skipton panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I am buying a new build flat in Hemel Hempstead. Conveyancing is a frightening process 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.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Hemel Hempstead
Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
My uncle has suggested that I use his conveyancers in Hemel Hempstead. Should I choose my own property lawyer?
There are no two ways about it the ideal way to select a conveyancing solicitor is to get feedback from friends or family who have previously instructed the firm that you are contemplating using.