I am progressing with the sale of my home in Northolt and the estate agent has just called to warn that the buyers are switching property lawyer. The reason given is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only engage with certain lawyers rather the firm that they want to appoint for their conveyancing in Northolt ?
Banks have always had panels of law firms they are content to work with, but in recent years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks blame a rise in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any impact on this.
I have given 8 weeks notice to my current landlord and have to leave my rented apartment in Northolt by 2/12/2024. Conveyancing for my house purchase is progressing. Can I complete in a couple of weeks as don't want to have to find short term accommodation?
It is unwise to serve notice on a rental unless your lawyer suggests that you should. Assuming that you have not already done so, contact to your lawyer and request that they apply pressure on the other lawyers, try to get a realistic time scale from them that everyone will look towards
I have been recommended a conveyancing solicitor in Northolt. I I am struggling to find out whether they are accepted on the Coventry Building Society conveyancing panel. Could you advise?
You should phone your lawyer and enquire whether they can act for the lender. Alternatively you should call Coventry Building Society who may be able to help.
Is it the case that all Northolt conveyancing solicitors on the Leeds Building Society conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Leeds Building Society conveyancing panel they would need to be overseen by the SRA. The majority of banks do list licenced conveyancers on their panel and in such a situation the organisation would be regulated by the CLC.
How can we tell if a Northolt conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Northolt seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your transaction.
Last month we had a mortgage agreed in principle with Nottingham. Northolt conveyancing solicitors have been instructed. How long does it take for Nottingham to issue the offer to the lawyer?
Some lenders take longer than others. Have Nottingham completed the valuation? Have you informed Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Have completed on a a semi-detached house in Northolt , What is the estimated time for the Land Registry to register the transfer to my name? My Northolt conveyancing solicitor works at snail pace, so I want to check that my ownership is registered.
As far as conveyancing in Northolt registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and whether the Land registry must send notices to any interested parties. As of today in the region of three quarters of submission are fully addressed within 12 days but some can be subject to extensive hold-ups. Registration takes place once the new owner is living at the property thus registration formalities is not typically an essential issue yet where there is a degree of urgency associated with the registration then you or your solicitor could speak with the land registry and explain the circumstances.
Just had an offer accepted on a new build flat in Northolt. Conveyancing is necessary evil 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.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Northolt
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Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?