My lender has recommended a law firm on their panel based in Northwick Park but I would rather instruct a conveyancing lawyer in Northwick Park or nearer to where I live. Can you help?
It is by no means the case that all Northwick Park conveyancing practitioners are listed all lender’s conveyancing panel. Please make the most of the above search tool to find a Northwick Park conveyancing conveyancer on the on the bank panel.
We had instructed conveyancers locally in Northwick Park on the Nottingham solicitor panel. They are now charging me a further amount for handling the Nottingham mortgage. Is this a supplemental conveyancing fee set by Nottingham?
Provided it is contained in their Terms of Engagement or Quote then yes your solicitor may levy a fee for this. The fee is not set by Nottingham but by your Northwick Park solicitor. Some firms on the Nottingham panel will levy ’dealing with mortgage’ fee and others do not.
I recently had an offer agreed on an apartment in Northwick Park. My financial adviser suggested a lawyer. I paid an upfront payment of £175. Shortly after, the solicitor contacted me sheepishly admitting that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being a right pain. The Northwick Park solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
Should my lawyer be raising enquiries regarding flooding during the conveyancing in Northwick Park.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Northwick Park. There are those who acquire a house in Northwick Park, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a number of searches that may be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Northwick Park. The standard completed inquiry forms sent to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the owner to determine whether the property has historically flooded. In the event that the residence has been flooded in past which is not disclosed by the owner, then a purchaser may issue a compensation claim resulting from an incorrect reply. A buyer’s solicitors may also commission an environmental search. This should reveal if there is any known flood risk. If so, additional inquiries will need to be initiated.
I am buying a new build flat in Northwick Park. Conveyancing is daunting 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.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Northwick Park
Please confirm the Lease plans are architect prepared. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Yesterday I discovered that there is a flying freehold element on a property I put an offer in last month in what was supposed to be a simple, chain free conveyancing. Northwick Park is where the house is located. Can you shed any light on this issue?
Flying freeholds in Northwick Park are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Northwick Park you would need to get your solicitor to go 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 Northwick Park may decide 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 am considering appointing a web based solicitor as opposed to a Northwick Park conveyancing firm. Am I making a mistake?
Numerous benefits exist in being able to visit a local Northwick Park conveyancing solicitor for instance
- signing papers on short notice
- sometimes being able to speak to someone face-to-face can make a huge difference, particularly for more complex transactions
- the ability to complain if matters need to addressed
When checking fees, look carefully for hidden extras. Most decent Northwick Park high street solicitors give an all-inclusive price. Often online agents seem to offer cheap prices, yet have hidden 'extras' in the in the terms and conditions.