My wife and I are looking to buy a house in Palmers Green and are in fact using a Palmers Green conveyancing practice. Within the past 48 hours our property lawyer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Platform Home Loans Ltd have this evening contacted us to advise us that there is now an issue as our Palmers Green lawyer is not on their conveyancing panel. Please explain?
Where you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Palmers Green lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
I am need of leasehold conveyancing for a flat in a relatively new development (five years built) in Palmers Green. Almost all the properties are already sold. Is it strictly necessary to order local searches for my conveyancing in Palmers Green?
You are putting yourself at risk in failing carrying out Palmers Green conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would seriously advise in the strongest possible terms that you have them. If accelerating the process and price are top of your issues you should discuss with your conveyancer about the option of search insurance
I am purchasing a terraced house in Palmers Green. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Palmers Green you will have to appoint a solicitor on your lender's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Palmers Green.
What does a local search reveal regarding the house we're buying in Palmers Green?
Palmers Green conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Palmers Green conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the property (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 thirteen subject headings.
As co-executor for the estate of my grandfather I am selling a house in Swansea but live in Palmers Green. My solicitor (approximately 250 miles from mehas requested that I sign a statutory declaration before completion. Can you recommend a conveyancing lawyer in Palmers Green who can witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are based in Palmers Green
Why do I have to send my property lawyer with a list of items of identification ahead of starting selling or buying a property in Palmers Green?
Palmers Green solicitors are required by the Law Society, SRA, HM Land Registry and current Money Laundering legislation to certify that the have verified the identity of their clients. It is also sometimes a requirement of your mortgage offer. In addition they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, NI number and date of birth.