Me and my fiance are purchasing property in Pentonville. My Conveyancer is not listed on the lender conveyancing list. Can I still appoint my Pentonville conveyancing solicitor notwithstanding that they are not on the mortgage company list of approved lawyers?
You have a number of choices available to you here
- Complete the purchase with your chosen Pentonville lawyer but your bank will undoubtedly instruct a solicitor from their conveyancing panel. The net result is additional cost and probable delay.
- Get a new conveyancing practitioner to conduct the conveyancing, obviously checking they are on the lender conveyancing panel.
- Appeal to your conveyancing practitioner to apply to join the mortgage company panel
It is is a decade since I bought my home in Pentonville. Conveyancing lawyers have now been instructed on the sale but I am unable to track down the deeds. Is this a problem?
You need not be too concerned. Firstly there is a possibility that the deeds will be kept by the mortgage company or they could be archived with the solicitor who oversaw your purchase. Secondly the chances are that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Pentonville involves registered property but in the unlikely event that your home is not registered it is more problematic but is not insurmountable.
Should our solicitor be raising enquiries concerning flooding as part of the conveyancing in Pentonville.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Pentonville. There are those who acquire a property in Pentonville, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not qualified to impart advice on flood risk, however there are a numerous checks that can be carried out by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Pentonville. The standard information sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to find out whether the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the seller, then a buyer could issue a compensation claim as a result of such an inaccurate reply. The purchaser’s lawyers may also commission an environmental report. This should indicate if there is any known flood risk. If so, additional inquiries will need to be initiated.
How easy is it to swap firm as I need to choose one who is on the National Westminster Bank conveyancing panel. I instructed a high street conveyancing solicitor in Pentonville five minutes from me but she is not accepted by National Westminster Bank
We will our best to assist in finding you a conveyancing solicitor in Pentonville on the National Westminster Bank panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Pentonville. Using the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Pentonville.
As co-executor for the estate of my father I am disposing of a residence in Cardiff but I am based in Pentonville. My lawyer (who is 235 miles from meneeds me to execute a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing solicitor in Pentonville who can witness this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are based in Pentonville
I happen to be an executor of my recently deceased aunt’s Will, with a house in Pentonville which is to be sold. The property has never been registered at HMLR and I'm advised that some purchasers will insist that it is in place before they will proceed. What's the procedure for this?
In the situation you refer to it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.