Is the fact that my solicitor in Queen's Park is not on my bank's conveyancing panel that there is a problem with the standard of her work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Queen's Park conveyancing firm and enquire why they are no longer on the approved list for your bank.
As someone not used to the Queen's Park conveyancing process what is your top tip you can give me for the house moving process in Queen's Park
You may not hear this from too many lawyers but conveyancing in Queen's Park and elsewhere in North West London is often a confrontational process. In other words, when it comes to conveyancing there exists an abundance of room for confrontation between you and other parties involved in the transaction. For instance, the seller, estate agent and on occasion a mortgage company. Choosing a law firm for your conveyancing in Queen's Park an important selection as your conveyancer is your adviser, and is the ONE person in the transaction whose interest is to act in your legal interests and to protect you.
Every so often a third party with a vested interest may attempt to persuade you that you should follow their advice. For instance, the property agent may claim to be assisting by claiming that your solicitor is dragging his heels. Or your mortgage broker may tell you to do take action that is against your solicitors advice. You should always trust your lawyer above all other parties in the home moving process.
Are all Queen's Park Conveyancing Quality Solicitors on the Bank of Ireland conveyancing list of approved practices?
A selection of banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
We are getting a further advance on our home loan from Skipton as we want to conduct improvements to our home in Queen's Park. Do we need to choose a nearby Queen's Park solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton do not ordinarily instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton panel.
I have finally had an offer on a maisonette in Queen's Park accepted, but there is a chain. The owners have offered on somewhere, but it’s not yet tied up, and have viewings of other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Queen's Park. What should be my next step? At what stage should I apply for the mortgage with Aldermore?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then survey, Queen's Park conveyancing search fees, etc). First, you must ensure that your lawyer is on the Aldermore conveyancing panel. Regarding the subsequent phase this very much dictated by the specifics of your case, desire for the property and on the state of the market. During a rising market the majority of home buyers would apply for a home loan with Aldermore and arrange for the valuation and only if it comes back ok would they ask their property lawyer to proceed with searches.
We are downsizing from our property in Queen's Park and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Queen's Park lawyer would know this is not the case. It does beg the question why the purchasers used a factory type conveyancing firm as opposed to a conveyancing solicitor in Queen's Park. We have lived in Queen's Park for many years we know of no issue. Should we contact our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to 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 life insurance to cover that same sickness)
I acquired my flat on 3 February and the transaction details is not yet on the land registry website. Need I be worried? My conveyancing solicitor in Queen's Park said it would be dealt with in a couple of weeks. Are properties in Queen's Park uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Queen's Park registration formalities. Rather than based on location, timescales can differ subject to the party submitting the application, whether there are errors and if the Land registry must send notices to any third persons or bodies. Currently roughly three quarters of submission are fully addressed within 12 days but occasionally there can be protracted delays. Historically registration takes place after the buyer is living at the premises thus post completion formalities is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.
Due to the guidance of my in-laws I had a survey completed on a property in Queen's Park prior to appointing solicitors. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies tend refuse to give a mortgage on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Queen's Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Queen's Park to see if the conveyancing costs will increase in light of this.