Is the fact that my conveyancer in Osterley is not identified on my bank's conveyancing panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Osterley conveyancing practice and enquire why they are no longer on the approved list for your bank.
I'm the sole recipient of my late mum's estate with all property in now in my sole name, including the house in Osterley. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership will be treated the same way as if I'd bought the property in June. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Some lenders would take a sensible view as this obligation principally exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
How can we know in advance if a Osterley conveyancing solicitor on the Nationwide panel is any good?
When it comes to conveyancing in Osterley getting recommendations is a good starting point. 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 advertising the lowest fees. We would always suggest that you speak with the solicitor handling your transaction.
I'm in the throws of viewing houses in Osterley and I am about to put in an offer. Should I already have a solicitor appointed at this stage? I intend to finance via a mortgage with Co-operative.
It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
What will a local search inform me regarding the property my wife and I buying in Osterley?
Osterley conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company such as Searches UK The local search plays a central role in many a Osterley conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
How does conveyancing in Osterley differ for new build properties?
Most buyers of new build or newly converted property in Osterley approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is completed. This is because developers in Osterley usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Osterley or who has acted in the same development.
I have been pointed in your direction by a number of property agents in Osterley to locate a conveyancer on your site. What’s the financial inducement for Estate Agents to promote your lawyers over and above alternative conveyancing organisations?
We refuse to offer any financial incentive for directing people our way. We thought it would be too underhand a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
I am looking for a conveyancing practitioner in Osterley for my remortgage. Is it possible to review a solicitor's record with the legal regulator?
Anyone can see presented Solicitor Regulator Association (SRA) decisions stemming from investigations from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The regulator sometimes monitor telephone calls for training requirements.