My fiance and I are looking to purchase a flat in North Harrow and are in fact using a North Harrow conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Britannia have this evening contacted us to inform me that there is now an issue as our North Harrow conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own North Harrow solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
My wife and I are selling our home in North Harrow and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any high street North Harrow lawyer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing practice as opposed to a conveyancing solicitor in North Harrow. Having lived in North Harrow for three years we know of no issue. Should we contact our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am buying a new build flat in North Harrow. 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 legal work.
Here is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in North Harrow
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There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. North Harrow is the location of the property. What do you suggest?
Flying freeholds in North Harrow are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside North Harrow you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in North 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 residence.
I have been recommended by a few property agents in North Harrow to select a conveyancer using your seach tool. What’s the financial inducement for Estate Agents to recommend your site over a competitor’s?
We refuse to make any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult a fee because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
My husband and I are novice buyers - had an offer accepted, but the selling agent advised that the owners will only issue a contract if we use the agent's recommended solicitors as they are insisting on a ‘quick sale’. We would rather use a family conveyancer who is accustomed to conveyancing in North Harrow
We suspect that the seller is not behind this ultimatum. If they desire ‘a quick sale', turning down a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you are going to appoint your preferred North Harrow conveyancing lawyers - not the ones that will provide the estate agent a introducer fee or meet his conveyancing figures demanded by corporate headquarters.