I am acquiring a brand new flat in Totteridge and my lawyer is informing me that she has to the lender to disclose incentives from the seller. I am nearing the developer’s deadline to exchange and my preference is not to prolong deal. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We see that you have a search directory listing firms on the Santander conveyancing panel. Do companies pay you a referral fee if I retain them for our conveyancing in Totteridge?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Totteridge.
What is the difference between a licensed conveyancer and conveyancing solicitor in Totteridge
There are many registered licenced Conveyancers in Totteridge and Solicitor firms in Totteridge to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. The two can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
The formalities of my purchase has taken place for my property in Totteridge. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I have instructed a Totteridge solicitor having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Totteridge surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Will commercial conveyancing searches reveal impending roadworks that may affect a commercial land in Totteridge?
Many commercial conveyancing solicitors in Totteridge will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Totteridge. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Totteridge.
For every commercial conveyancing transaction in Totteridge it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Totteridge commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not ordered for residential conveyancing in Totteridge.
Should I be concerned about third parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a High Street Totteridge conveyancing practice?
As is the case with lots of service providers, often referrals from connections can be extremely useful or valuable. But there are many people with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may recommend conveyancers to retain. On occasion the solicitors might be known to one of the organisations as experts in their field, but sometimes there exists a commercial relationship behind the recommendation. You have the discretion to choose your own lawyer. However, bear in mind that many lenders specify a panel list of lawyers you have to use for the mortgage related work in your house move.
As co-executor for the will of my grandmother I am disposing of a house in Neath but I am based in Totteridge. My solicitor (who is 300 kilometers awayrequires that I sign a stat dec prior to completion. Could you suggest a conveyancing solicitor in Totteridge who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Totteridge