We instructed a local solicitor for our conveyancing in Neasden yesterday. Upon checking the official terms of business I notewe are on the hook for fees even if the sale doesn't happen. Should I ditch them and appoint an on-line conveyancing brokerage who offer no-sale-no-fee conveyancing in Neasden?
Generally there is a compromise along the lines that if "No Sale No Fee" is available then the fee levels will generally be higher to neutralise the transactions that do not proceed. Do bear in mind that such deals rarely cover expenditure such your Neasden conveyancing search expenses.
The owners of the property we are purchasing have instructed a conveyancing firm in Neasden who has suggested a exclusivity agreement with a down payment of 5k. Is it wise to enter into such agreements?
This form of arrangement isn't frequently used in Neasden, conveyancers will often encourage clients away from them as they divert attention from the primary focus, namely conveyancing and if you end up having your deposit forfeited then the solicitor at best left with an upset client and at worst a litigious one. Secondly, there is no guarantee that just because the proprietor has signed a lock out agreement they will complete the sale with you. They may be in contravention of the contract if they receive a large enough incentive to do so because an aggrieved buyer with the benefit of a exclusivity agreement will still have to show losses as a consequence of the breach and this may not equate the extra amount that your vendor may secure by reneging on the agreement, no matter how morally reprehensible that may be.
At what point will exchange of contracts take place for domestic conveyancing in Neasden and am I required to be at the conveyancers branch?
Where you are in close proximity to one of the conveyancing solicitors in Neasden you are welcome to come in to sign the paperwork. However, the firms we work with supply a nationwide conveyancing service and provide just as diligent and professional a job for you when dealing with you digitally. The executing of the purchase agreement is not the point of no return. Signing on the dotted line simply enables the firm to address the formalities when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Neasden)to be in the office at the appropriate time.
My wife and I are buying a flat in Neasden. It might be a silly question but how we can trust a solicitor? On completion day we have to deposit money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Is it the case that all Neasden CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved solicitors?
Some major lenders now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
I am purchasing a property in Neasden. A rare aspect is that the roof has a solar panel. Barclays have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Barclays your lawyer must follow the formal instructions contained in Part two of UK Finance Lenders’ Handbook for Barclays. The CML Handbook includes minimum provisions for solar panel roof-space leases, and conveyancers are required to report to Barclays where a lease does not comply with these conditions. The conditions relate to the installation of panels on properties countrywide and is not limited to Neasden.
I have todayfound out that Arc property Solicitors have closed. They carried out my conveyancing in Neasden for a purchase of a leasehold flat 18 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The easiest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Neasden conveyancing specialists.
My 20yr old son is just in the process of moving home, the home loan was agreed last week in principle. One the seller agreed the offer on the flat we called the mortgage institution to progress the mortgage application. We were disappointed to discover that mortgage companies do not accept all property lawyer, they have to be on a list, is this correct?
Mortgage Companies ordinarily imposes restrictions either the type or the number of conveyancing solicitors on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Neasden property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.