I plan on purchasing an apartment in Northwood. My Solicitor has never been on on the lender conveyancing list. Is it possible for me to appoint my Northwood conveyancing solicitor notwithstanding that they are not on the mortgage company panel of approved conveyancing solicitors?
You have a number of options open to you here
- Carry on with your chosen Northwood solicitor but your lender will need to appoint a solicitor on their approved list. This will result in additional cost and probable delay.
- Get a fresh solicitor to conduct the conveyancing, ensuring that they are on the lender conveyancing panel.
- Convince your conveyancer to seek to join the lender panel
Last March we completed a house move in Northwood. We have noticed several problems with the property which we believe were overlooked in the conveyancing searches. Is there anything we can do? What searches should? have been carried out as part of conveyancing in Northwood?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Northwood. Conveyancing searches and investigations initiated as part of the buying process are carried out to help avoid problems. As part of the process, a property owner completes a form called a SPIF. If the information is inaccurate, you could possibly take legal action against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Northwood.
My mortgage company has recommended a law firm on their panel based in Northwood but I would rather choose a conveyancing lawyer in Northwood or nearer to where I live. Can you assist?
The minority of Northwood conveyancing practices are approved and listed on all banks conveyancing panel. Do make use of our find an approved solicitor tool to find a Northwood conveyancing conveyancer on the on the lender panel.
Are all Northwood Conveyancing Quality Solicitors on the Nottingham conveyancing panel?
It is true that some banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
My partner and I are at the point of viewing houses in Northwood and I am about to put in an offer. Should I already have a property lawyer in place at this point? I intend to finance via a mortgage with RBS.
It would be prudent to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are seeking a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
Our offer on a property in Northwood has been agreed to, the vendors do nevertheless have a connected purchase. The vendors have placed an offer on a property, but it’s not been accepted yet, and are looking at other flats booked. I have chosen a high street conveyancing solicitor in Northwood. What should be my next step? When should I get the mortgage application with Kent Reliance going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of one thousand pounds, then survey, Northwood conveyancing search costs, etc). The first thing to do is ensure that your conveyancing practitioner is on the Kent Reliance approved list. As to the next stages this very much depends on the circumstances of your transaction, desire for this property and on the state of the market. In a buoyant market some home buyers would apply for the mortgage with Kent Reliance and arrange for the valuation and only if it comes back ok would they request their conveyancer to press on with searches.
Is it necessary to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a residence in Northwood?
Unless a previous acquisition of the property took place post 12 October 2013 you can expect solicitors handling conveyancing in Northwood to continue to suggest a chancel search and or chancel repair liability policy.
Is it simple use your search app to choose a conveyancing practitioner in Northwood on the approved list for my bank?
Step one is to pick a lender such as National Westminster Bank, Skipton Building Society or Barclays Direct then specify your location a common one being Northwood. Conveyancing organisations in Northwood and nationally will then be listed.