I am helping my niece sell her house in Pinner. Will the conveyancing solicitor commission the EPC or it is for me to see to?
After the abolition of Home Information Packs, energy assessments became a mandatory element of moving house. An EPC must be commissioned prior to the property being advertised. It is not as aspect of the sale process that solicitors ordinarily arrange. Where you are using a Pinner conveyancing lawyer they might be willing to arrange energy performance certificates due to their relationships with long established local assessors
I had a mortgage agreed in principle with Principality. Pinner conveyancing solicitors have been appointed. How long does it take for Principality to issue the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Principality done the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have instructed a Pinner lawyer having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Pinner surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Do commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Pinner?
Many commercial conveyancing solicitors in Pinner will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Pinner. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Pinner.
For each commercial conveyancing transaction in Pinner it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Pinner commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Pinner.
I used Wolstenholmes several years past for my conveyancing in Pinner. Now, I need the files however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Pinner of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey completed on a property in Pinner before retaining solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend not grant a mortgage on this type of premises.
It varies from the lender to lender. Lloyds has different requirements from Nationwide. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pinner. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Pinner to see if the conveyancing costs will increase in light of this.
Is it best to instruct a Pinner conveyancing solicitor based in the area that I am hoping to buy? An old friend can carry out the legal formalities however they are based approximately 350miles away.
The benefit of a local Pinner conveyancing practice is that you can attend the office to execute documents, deliver your ID and apply pressure on them where appropriate. Having local Pinner know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were content that must surpass using an unfamiliar Pinner conveyancing lawyer solely due to them being Pinner based.
My son is just in the process of moving home, the home loan was agreed last week in principle. After the offer was accepted on flat we rang the bank to issue the formal offer. I was shocked to discover that banks do not accept all property lawyer, they must be on their panel, is this legal?
Lenders ordinarily restrict either the type or the number of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that lenders have no responsibility for the quality of advice provided by any Pinner lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Presumably not.