In what way does my ID and proof of funds have anything to do with my conveyancing in Neasden? Why is this being asked of me?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the identity of the potential client they are dealing with prior to agreeing to accepting their conveyancing instruction. The Terms of Engagement that you need to sign should confirm this. Your lender will also require certain documents to be checked. Where you are unwilling to hand over ID verification documents, your lawyer will not be able to take you on as a client.
We just had an offer accepted to purchase with Earl Shilton BS. I visited 3 or 4 high street companies but am unable to find a Neasden conveyancing firm on the Earl Shilton BS approved list. Please you assist?
Please do make use of the find a conveyancing panel solicitor tool on this site. Please choose the building society and type Neasden or your location and you will discover numerous conveyancers based in Neasden or near you.
We previously selected solicitors with offices in Neasden on the Clydesdale solicitor panel. They have just invoiced me a further sum for handling the Clydesdale mortgage. Is this a supplemental conveyancing fee set by Clydesdale?
Provided it is contained in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. This charge is not set by Clydesdale but by your Neasden conveyancing practitioner. Some firms on the Clydesdale panel will charge ’dealing with mortgage’ fee and others do not.
I have paid off my mortgage with Co-operative. I assume I don't need a Neasden conveyancer on the Co-operative panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Neasden bank branch on various occasions and was advised it wasn't a problem and they would lend. My Neasden conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they would not lend based on their published requirements. Who do I believe?
Your conveyancing practitioner must follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
What can a local search inform me concerning the property I am purchasing in Neasden?
Neasden conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search is essential in every Neasden conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic sections.
Just had an offer accepted on a new build flat in Neasden. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Neasden
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I have been advised by a few property agents in Neasden to locate a property lawyer on your site. What’s the financial incentive for Estate Agents to promote your site ahead of alternative conveyancing organisations?
We refuse to give any commission for directing people our way. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.