I require conveyancing for a flat in a fairly new development (five years built) in Ponders End. 95% of the flats are already disposed of. Is it strictly necessary to order neighbourhood searches as part of conveyancing in Ponders End?
Where you are obtaining a loan, your lender will insist on some (many) of the searches so you'll have no choice. If not, then Ponders End conveyancing searches are optional. No doubt your conveyancer, will 'advise', perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or ask you to appoint a different lawyer for your conveyancing in Ponders End.
I am buying a garden flat in Ponders End. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Ponders End 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 Ponders End.
Have just purchased a probate house at auction in Ponders End. Conveyancing is necessary. What happens now?
Having exchanged you now have to choose a conveyancing lawyer as a matter of priority as you are facing a pending a drop dead date to complete the deal. An auction property will ordinarily have a corresponding legal pack. This should include evidence of title and search results. If you have purchased leasehold premises the auction pack should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You should hand this to the solicitor instructed by you ASAP. You also need to ensure that that you have the requisite funding in place to complete on the on the contractual date .
A relative pointed out to me me that in buying a property in Ponders End there could be various restrictions prohibiting external changes to a property. Is this right?
We are aware of a number of properties in Ponders End which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Ponders End should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Is it the case that all Ponders End solicitors on the Santander conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Santander approved list of solicitors they would need to be regulated by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be overseen by the CLC.
We are intent on selling our home in Ponders End and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Ponders End conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed a factory type conveyancing outfit rather than a conveyancing solicitor in Ponders End. We have lived in Ponders End for six years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
My brother has encouraged me to appoint his conveyancers in Ponders End. Do I follow his recommendation?
No doubt the best way to choose a conveyancing lawyer is to seek feedback from friends or family who have used the firm that you are contemplating using.
My friend mentioned that when selecting a conveyancing solicitors they must be approved by your lender. I am a FTB but I have an offer in principle from Virgin Money and I already have a bricks and morter conveyancing lawyer in Ponders End on standby. Will Birmingham Midhshires insist on an approved lawyer to be used? If so, where can I find that list for my conveyancing in Ponders End?
You should instruct a solicitor that is on the Birmingham Midhshires panel. Simply call your chosen Ponders End conveyancing lawyer to check if they are on the Birmingham Midhshires panel. If they are not approved you have a number of choices available to you here:
- Proceed with your chosen Ponders End conveyancer but Birmingham Midhshires will no doubt instruct a property lawyer from their approved list. This will result in additional charges and probable frustration.
- Appoint a new solicitor to conduct the conveyancing, ensuring that they are on the Birmingham Midhshires conveyancing panel.
- Convince your property lawyer to seek to join the mortgage company panel.