I can't travel far from Radlett. What is the rationale as to why all Radlett lawyers are not on all bank panels?
Before the recession most banks demonstrated an attitude to risk which is different than today. The Financial Services Authority in 2010 conducted a thematic review into fraud which concluded: know the property lawyers on your panel. As a result, banks have subsequently requiredmore information from law firms regarding their processes and the individuals who work for them and set certain criteria such as completing a minimum amount of transactions. Many firms have found themselves excluded from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the criteria of amount of transactions the lenders set.
I require conveyancing for a flat in a relatively new development (6 years old) in Radlett. 95% of the flats are already disposed of. Is it strictly necessary to order local searches for my conveyancing in Radlett?
A big part of the Radlett conveyancing process is the conveyancing searches. There are numerous companies conducting Radlett conveyancing searches, as well direct from the local authority. These are generally termed personal search organisation and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authority.
I have an AIP. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel conveyancer as I would prefer to appoint a high street conveyancing solicitor in Radlett?
You should check but the the likelihood is that allocate you one of their panel lawyers should you accept the "fee-free" deal. Speak to the bank to check if they allow a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Radlett.
It has been 4 months since my purchase conveyancing in Radlett took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In my capacity as executor for the will of my grandmother I am disposing of a property in Monmouth but I am based in Radlett. My lawyer (who is 260 miles from mehas requested that I execute a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in Radlett who can attest and place their company stamp on the document?
strictly speaking you are unlikely to 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 Radlett based
Our sealed bid on semi in Radlett was agreed to, but there is a chain. The current proprietors have submitted an offer on a property, however it’s not yet tied up, and has viewings of other flats in the pipeline. I have chosen a nearby conveyancing solicitor in Radlett. What do I do now? At what stage should I apply for the mortgage with Kent Reliance?
It is normal to have apprehensions where there is a chain given your reluctance to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Radlett conveyancing search costs, etc). First, you must check that your property lawyer is on the Kent Reliance conveyancing panel. Concerning the next steps this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a hot market many home buyers will apply for a home loan with Kent Reliance and pay for the valuation and only if it comes back ok would they pay their conveyancer to press on with searches.