Recently been in touch with my conveyancing solicitor in Northolt who acted for me two years ago and wanted a conveyancing costs illustration based on the same type of house move (a leasehold premises and a freehold property) of almost identical values with a loan from The Royal Bank of Scotland. It looks as though am now being quoted double. Better the devil I know or should I seek out a cheaper internet property lawyer?
The estimate does seem a little on the high side. If you you were to look around you may be able to trim some of the cost by as much as £125. On the other hand, providing that you were content with the assistance the firm gave you mightcome to regret opting for an a cheaper lawyer. Don't forget to check the firm can represent The Royal Bank of Scotland. You can utilise our search tool to choose a Northolt conveyancing firm on the The Royal Bank of Scotland member panel, which can often include conveyancing solicitors in Northolt.
We see that you have a search directory listing solicitors on the Skipton conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Northolt?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Northolt.
I currently have a mortgage with Clydesdale for my property in Northolt. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Clydesdale?
Your original mortgage agreement with Clydesdale will provide that you need their approval before letting out your property as this is likely to be a breach of Clydesdale’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Clydesdale directly. It should not be necessary to do this via a Clydesdale conveyancing panel lawyer.
I am selling my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being problematic. The Northolt solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a Northolt solicitor having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Northolt surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I'm buying my first flat in Northolt with a loan from Clydesdale. The sellers would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not to tell my conveyancer about this deal as it could jeopardize my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I'm refinancing my primary house to a BTL loan with Chelsea Building Society and I will use the ballance of the raised equity as a deposit on another house. The area we are interested in is Northolt. Will your conveyancers be able to act for both sets of banks and link together the conveyances?
Make use of our search tool on this page to be sure that the solicitors are on the appropriate lender panels. Having checked that they are your lawyer will be able to tie up the two transactions but you should talk with you conveyancer and communicate your desired outcome and requirements.
In my capacity as executor for the will of my grandmother I am selling a house in Cardiff but live in Northolt. My solicitor (who is 300 miles awayhas requested that I sign a stat dec prior to the transaction finalising. Could you suggest a conveyancing solicitor in Northolt to witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Northolt based