Am I correct in assuming that the fact that my solicitor in High Holborn is not listed on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s conveyancing?
It would not be wise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the High Holborn conveyancing practice and ask them why they are no longer on the approved list for your lender.
Due to move into my new home in High Holborn next Tuesday. My property lawyer now wants me to supply her with proof of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?
Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These requirements are not limited to conveyancing in High Holborn.
We are planning to move house in August. Should my conveyancing solicitor call the removal company on the completion day. Incidentally, can you recommend a removal company in High Holborn. Conveyancing lawyer was chosen prior to coming across your site.
On the day of completion you can pick up the house keys from the property agent however this can only happen after the vendors solicitors advise the agent that they have the completion monies and the keys can be given over. Subsequently you will need to tell the removal company that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in choosing a conveyancing in High Holborn or a lawyer with expertise in conveyancing in High Holborn.
I'm the only recipient of my late mum's estate and I have everything in my name now, including the house in High Holborn. The High Holborn property was put into my name in April. I now wish to sell up. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership may be considered the same way as if I'd bought the property in April. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. Most banks would take a sensible view as this obligation is chiefly there to identify the purchase and immediately sell or the quick reselling of property.
I have paid off my mortgage with UBS. I assume I don't need a High Holborn conveyancer on the UBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS 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 UBS mortgage from the register. UBS, 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 UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I need some fast conveyancing in High Holborn as I am under a deadline to exchange contracts inside 2 weeks. A home loan is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
If.Given you are are a mortgage free buyer you are at free not to do searches although no conveyancer would advise that you don't. Drawing on our experience of conveyancing in High Holborn the following are instances of issues that can crop up and therefore impact future mortgageability: Enforcement Notices, Overdue Fees, Outstanding Grants, Road Schemes,...
I used Wolstenholmes several years past for my conveyancing in High Holborn. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in High Holborn of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in High Holborn differ for new build properties?
Most buyers of new build premises in High Holborn approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in High Holborn typically buy 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 High Holborn or who has acted in the same development.