My fiance and I are hoping to buy a flat in Seven Kings and have instructed a Seven Kings conveyancing practice. Within the past 48 hours our solicitor has sent a preliminary report and documents to look through with a view to exchanging next week. Nationwide Building Society have this evening contacted us to advise us that they have now hit a problem as our Seven Kings lawyer is not on their approved list of lawyers. Is this a problem?
Where you are buying a property with the assistance of a mortgage it is standard for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Seven Kings solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
Our nephew is buying a new build apartment in Seven Kings with a mortgage from Co-operative. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Co-operative conveyancing panel as a standard part of the process, and to the surveyor when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
We are aiming to move property in July. Will my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you recommend a removal company in Seven Kings. Conveyancing solicitor was organised prior to coming across your page.
On the day of completion you can pick up the house keys from your property agent however this should only occur after the previous owners conveyancers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you will need to inform the removal company that you are ready to move in. We are not in a position to recommend a specific removal company but can assist you in choosing a residential property solicitor in Seven Kings or a firm with expertise in conveyancing in Seven Kings.
My wife and I have organised a further advance on our mortgage from Aldermore as we wish to conduct renovations to our property in Seven Kings. Are we obliged to appoint a nearby Seven Kings solicitor on the Aldermore conveyancing panel to deal with the paperwork?
Aldermore would not normally appoint 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 Aldermore conveyancing panel.
Our offer on a detached house in Seven Kings has been accepted, the owners do nevertheless have a tied purchase. The owners have placed an offer on on an apartment, however it’s not yet agreed to, and have viewings of other properties in the pipeline. I have instructed a nearby conveyancing solicitor in Seven Kings. What do I do now? At what point do I apply for the mortgage with Barclays?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of £1k, then valuation, Seven Kings conveyancing search fees, etc). The first thing to do is ensure that your conveyancer is on the Barclays conveyancing panel. Concerning the next stages this very much depends on the uniqueness of your case, motivation for the property and on the state of the market. During a rising market the majority of buyers would apply for the mortgage with Barclays and arrange for the valuation and only if it was satisfactory would they ask their solicitor to press on with searches.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Seven Kings is the location of the property. Can you offer any guidance?
Flying freeholds in Seven Kings are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Seven Kings you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Seven Kings may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
What does commercial conveyancing in Seven Kings cover?
Commercial conveyancing in Seven Kings incorporates a broad range of services, supplied by qualified solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
What range of conveyancing services do Seven Kings conveyancing firms typically advise on?
For the most part Seven Kings conveyancing solicitors manage to provide a wide spectrum of services to domestic and rural land proprietors, sellers, purchasers, freeholders and leaseholders assistingwith some of the following:
Domestic sale conveyancing in Seven Kings and nationally
Property purchase conveyancing in Seven Kings and also around the country
Auction property conveyancing - selling and buying Property investment and Buy to Let Staircasing and Equity Loan Redemption Advice on a boundary Issues