We are purchasing a 3 bedroom apartment in Tottenham Green with a mortgage. We like our Tottenham Green conveyancer, however the mortgage company says he's not on their "panel". It seems we have no choice but to use one of the lender panel conveyancing practices or retain our Tottenham Green lawyer as well as pay for one of their panel ones to represent them. This feels very unfair; are we not able to insist that the mortgage company use our Tottenham Green property lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Tottenham Green conveyancing solicitor to apply to be on the conveyancing panel.
We are purchasing our first home. Our conveyancer has messagedto enquire if we would like to order supplemental conveyancing searches. We are really unsure what's appropriate for conveyancing in Tottenham Green
The extent of Tottenham Green conveyancing searches should be triggered based entirely on the premises, the location, the probability of any of these risks, your knowledge of the region and risks, your overall appetite to risk. What is important is that you adequately appreciate what information each search could supply. Then you can decide if you personally think you need that information. Should you be in doubt, ask the property lawyer to advise.
We are buying a flat and need a conveyancing solicitor in Tottenham Green who is on the Coventry BS solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Coventry BS . We don't recommend any particular firms conducting conveyancing in Tottenham Green.
Having invested time researching mumsnet.com for a high-quality lawyer in Tottenham Green, many advise that I must use a CQS accredited lawyer. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home moving process, trusted by some of the UK's major banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Association of British Insurers (ABI). CQS is not a scheme offered by the Council of Licensed Conveyancing. Tottenham Green is one of the many areas of the UK where there are CQS lawyers.
What is your number one tip for choosing a conveyancing solicitor in Tottenham Green
We would encourage you not to go for the cheapest Tottenham Green conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I just acquired a house at auction in Tottenham Green. Conveyancing is required. What are my next steps?
Having to all intents and purposes signed on the dotted line you must choose a conveyancing lawyer soon as you are faced with a pending deadline in which to complete the conveyancing. All auction property will ordinarily have a bespoke legal pack. This will likely include evidence of title and search results. Where you are dealing with leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You need to give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that that you have the requisite funding in place to complete the transaction on the set completion date.
I am purchasing a property in Tottenham Green. A rare aspect is that the roof has a solar panel. HSBC have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is HSBC your lawyer must follow the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and lawyers are required to report to HSBC where a lease fails to satisfy these requirements. The requirements relate to the installation of panels on properties nationwide and is not isolated to Tottenham Green.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Tottenham Green is where the house is located. Can you shed any light on this issue?
Flying freeholds in Tottenham Green are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Tottenham Green you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tottenham Green 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 premises.