I am looking for value for money property lawyer. Do I opt for a web based conveyancer as opposed to a local Palmers Green conveyancing lawyer?
In the main conveyancing lawyers in your location will have good relationships with your local authority, which could assist with the Palmers Green conveyancing searches that your solicitor will inevitably need. It can only assist if they have existing connections with the Land Registry overseeing your area Palmers Green, other lawyers in the neighbourhood and Palmers Green selling agents.
My house in Palmers Green is up for sale and I have a purchaser. Does my lawyer have to be required to be on the Kent Reliance conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Kent Reliance conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
When it comes to mortgage companies such as Santander, do Palmers Green conveyancers face a fee to be on the list of approved solicitors?
We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I'm spending time looking at flats in Palmers Green and I am now considering a potential offer. Is it wise to have my conveyancer on ‘stand by’? I am planning to take a home loan with Yorkshire BS.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are getting a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
I am selling my apartment. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being difficult. The Palmers Green solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
I purchased a terraced Victorian property in Palmers Green. Conveyancing practitioner acted for me and Barclays Direct. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Palmers Green and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing solicitor who completed the work.
I am buying a new build house in Palmers Green with a mortgage from National Westminster Bank. The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not to tell my lawyer about this extras as it could put at risk my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Our conveyancing in Palmers Green is set to complete next Friday, however the owners I am buying off wants to vacate the next day at noon. Should I accept this?
Where you are having a bank loan then your conveyancing practitioner will require that you have vacant possession on Friday - the bank will require it.