Is the fact that my conveyancer in St John's Wood is not on my bank's solicitor panel that there is a problem with the standard of her work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator indicated 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. If you are concerned you should simply call the St John's Wood conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
We are downsizing from our home in St John's Wood and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street St John's Wood lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a nationwide conveyancing practice as opposed to a conveyancing solicitor in St John's Wood. Having lived in St John's Wood for many years we know of no issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should enquire of 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 ailment)
The deeds to our house can not be found. The lawyers who dealt with the conveyancing in St John's Wood 4 years ago are no longer around. What are my next steps?
These day there are copies made of almost everything, and your solicitor will be aware exactly where to look for all the appropriate documentation so you can purchase or dispose of your house without a hitch. Where duplicates can’t be located, your lawyer can arrange cover in the form of insurance or indemnities protecting you against future claims on the property.
Just had an offer accepted on a new build flat in St John's Wood. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in St John's Wood
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I decided to have a survey carried out on a property in St John's Wood prior to appointing conveyancers. I have been informed that there is a flying freehold overhang to the property. The surveyor has said that some mortgage companies tend not issue a loan on this type of property.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. If you e-mail us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St John's Wood. Conveyancing will be smoother if you use a solicitor in St John's Wood especially if they are acquainted with such properties in St John's Wood.
I'm converting the mortgage on my primary property to a BTL loan with HSBC Bank and intend to use the remaining equity as a deposit on a second house. The location we are interested in is St John's Wood. Will your conveyancers be able to act for both sets of mortgage companies and link together the two deals?
Make use of our search tool on this site to check that the lawyers are approved by both banks. Assuming that they are your conveyancer should be able to connect the two transactions but you should talk with you conveyancer and make clear your desired outcome and needs.