I am getting a offer of a home loan from Nat West. I would like to enlist the help of a Licensed Conveyancer in Swiss Cottage. Does the Nat West Conveyancing panel include Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Our Swiss Cottage lawyer has spotted a difference when comparing the assumptions in the home valuation report and what is in the title deeds. My solicitor has advised that he is obliged to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s approach correct?
Your solicitor must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
At what point does exchange of contracts happen for sale conveyancing in Swiss Cottage and am I required to be at the solicitors office?
Where you are round the corner to one of the conveyancing solicitors in Swiss Cottage you are invited in to sign contracts. That being said, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and give as equally detailed and professional a job for you when dealing with you by post or email. The signing of the purchase agreement is not the point of no return. Signing on the dotted line is just a prerequisite for the solicitor to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Swiss Cottage)to be in the office available at the end of the phone to exchange contracts.
Just acquired a semi-detached house in Swiss Cottage , What is the estimated time for the Land Registry to record the transfer to my name? My Swiss Cottage conveyancing solicitor has been very slow, so I want to be sure that my purchase is recorded.
As far as conveyancing in Swiss Cottage registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can adjust depending on who lodges the application, whether there are errors and if the Land registry must send notices to any interested persons or bodies. Currently in the region of three quarters of submission are fully addressed within two weeks but some can be subject to longer delays. Historically registration is effected after the new owner is living at the property so registration formalities is not typically top priority but where it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
I am looking for a flat up to £305k and identified one round the corner in Swiss Cottage I like with amenity areas and railway links nearby, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Swiss Cottage suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan that many years may be an issue. Reduce the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
As co-executor for the estate of my uncle I am selling a property in Neath but live in Swiss Cottage. My solicitor (who is 235 miles from meneeds me to execute a stat dec prior to completion. Can you recommend a conveyancing solicitor in Swiss Cottage who can attest and place their company stamp on the document?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Swiss Cottage based