I do hope you can assist me. My Tottenham lawyer is assuring me that he has toconduct Tottenham conveyancing searches becausethe firm are on the Nat Westconveyancing panel. Is my solicitor correct?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Tottenham conveyancing searches.
I have been recommended a conveyancing solicitor in Tottenham. I I would like to check if they are accepted on the Halifax approved list of lawyers. Can you advise?
The first thing to do is phone the lawyer and ask them if they are on the lender panel. Alternatively please get in touch with Halifax who may be able to confirm.
Should my solicitor be asking questions regarding flooding as part of the conveyancing in Tottenham.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Tottenham. There are those who acquire a house in Tottenham, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Tottenham. The standard property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the seller to determine whether the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the seller, then a buyer may bring a compensation claim stemming from an misleading response. A buyer’s solicitors should also conduct an environmental report. This will indicate whether there is any known flood risk. If so, more detailed inquiries will need to be initiated.
My wife and I own a terraced Victorian house in Tottenham. Conveyancing solicitor acted for me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching address. Is it worth asking Coventry Building Society to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tottenham and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing practitioner who conducted the purchase.
I have been pointed in your direction by a few property agents in Tottenham to find a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to recommend your services over alternative conveyancing organisations?
We refuse to make any referral fee for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
Me and my wife are purchasing a leasehold apartment in Tottenham. Conveyancing estimates are averaging around £1700. Is that reasonable?
The average cost in 2014 for conveyancing in Tottenham was £1,419 excluding Land Tax and HM Land Registry charges.