We are buying a brand new apartment in Park Royal and my conveyancer is informing me that she has to the lender to disclose incentives from the developer. I am nearing the developer’s deadline to exchange and my preference is not to delay matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
After reviewing mumsnet.com for a cheap lawyer in Park Royal, many say that I should use a CQS kitemarked solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing processes through the scheme protocol It covers numerous partnerships who execute conveyancing in Park Royal.
My husband and I have arranged a further advance on our home loan from Clydesdale as we intend to carry out a loft conversion to our house in Park Royal. Are we obliged to appoint a bricks and mortar Park Royal solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale don't usually instruct firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.
Two weeks ago we had a mortgage agreed in principle with Nottingham. Park Royal conveyancing lawyers have been instructed. What is the average time that one could expect to receive a mortgage offer from Nottingham?
There is no definitive answer here. Have Nottingham completed the valuation? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
We have agreed to purchase a house in Park Royal. An unusual aspect is that the roof has a solar panel. Clydesdale have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Clydesdale your lawyer must check the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Clydesdale where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Park Royal.
Over the last few months I have been searching for a ground for flat up to £235,500 and found one round the corner in Park Royal I like with open areas and station nearby, the downside is that it only has 61 years on the lease. I can't really find anything else in Park Royal in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan that many years may be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this matter.
I need to instruct a conveyancing solicitor in Park Royal for my home move. Can I check a firm’s complaints history with the profession’s regulator?
One may search for presented Solicitor Regulator Association (SRA) decisions arising from investigations started on or after 1 January 2008. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA could recorded telephone calls for training requirements.
My financial adviser has suggested using their conveyancer for our conveyancing in Park Royal - Is it not simpler easier to just use them?
You need to establish if the estate agent is recommending a conveyancer or introducing to a lawyer. There are plenty of Park Royal estate agents who recommend two or three Park Royal conveyancing firms and get nothing from it.