My husband and I are looking to buy a property in Uxbridge and are in fact using a Uxbridge conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Lloyds TSB Bank have this morning contacted us to inform me that there is now an issue as our Uxbridge solicitor is not on their conveyancing panel. Is this a problem?
Where you are buying a property with the assistance of a mortgage it is normal for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Uxbridge lawyers, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
Can you recommend a Clydesdale sanctioned Uxbridge conveyancing practice that can complete within 10 days? Am I best advised to go for a local Uxbridge conveyancer or a national firm?
We would be happy to suggest some excellent Uxbridge conveyancing firms. Another option is to visit the high street in Uxbridge. Go in to some well established firms and request to see a conveyancing solicitor for a quote. Discuss your deadline together with the reasons and get a commitment on your deadline. Appoint the one that you trust.
I am the registered owner of a freehold property in Uxbridge yet charged rent, why is this and what is this?
It’s unusual for properties in Uxbridge and has limited impact for conveyancing in Uxbridge but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the establishment of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.
I used Stirling Law a few years ago for my conveyancing in Uxbridge. Now, I need my documents but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Uxbridge of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Do I need to be suspicious about estate agents that I am dealing with are suggesting a web based conveyancing firm as opposed to a local Uxbridge conveyancing practice?
As with many professional services, often suggestions from connections can be extremely useful or valuable. But there are numerous people with a vested interest in a conveyancing transaction; estate agents, financial adviser and mortgage companies might all recommend conveyancers to retain. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there might be a financial incentive behind the recommendation. You are free to select your own conveyancer. You need to be aware that some lenders specify a panel list of lawyers you must use for the lender aspect of your conveyancing.
I need to find a conveyancing solicitor for leasehold conveyancing in Uxbridge. I happened to stumble upon a site which looks to be the perfect answer If there is a chance to get all the legals completed via web that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?