I am progressing with the sale of my house in Uxbridge and the EA has just called to warn that the purchasers are appointing a new conveyancer. The reason given is that the bank will only engage with solicitors on their approved list. On what basis would a leading lender only work with certain law firms rather the firm that they want to select for their conveyancing in Uxbridge ?
Lenders have always had panels of law firms they are willing to work with, but in the last few years big names such as Santander, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for over 25 years.
Lenders blame a rise in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
A friend advised me that in purchasing a property in Uxbridge there could be various restrictions prohibiting external alterations to the property. Is this right?
We are aware of a number of properties in Uxbridge which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Uxbridge should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my purchase has taken place for my property in Uxbridge. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily 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, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
After shopping around on the internet I have found a Uxbridge conveyancer having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Uxbridge 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.
I used Action Conveyancing several years past for my conveyancing in Uxbridge. I now require my file but cannot find the solicitor. What do I do?
You should 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 hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am selling my house. My former solicitors have shut. I am in need of a recommendation of a conveyancing firm. Im based in Uxbridge if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in Uxbridge. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
Should I instruct a Uxbridge conveyancing practitioner who is local to the property I am hoping to buy? We have a good friend who can conduct the conveyancing however her office is a couple of hundredkilometers drive away.
The primary upside of using a high street Uxbridge conveyancing practice is that you can visit the firm to execute documents, present your identification documents and apply pressure on them where appropriate. They will also have local knowledge which is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were impressed that should surpass using an unknown Uxbridge conveyancing lawyer solely due to them being Uxbridge based.
All being well we will complete the disposal of our £400,000 flat in Uxbridge in just under a week. The management company has quoted £420 for Certificate of Compliance, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Uxbridge?
Uxbridge conveyancing on leasehold apartments usually necessitates fees being invoiced by freeholders :
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Answering pre-exchange questions
Where consent is required before sale in Uxbridge
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I inherited a a ground floor purpose built flat in Uxbridge. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?
Most definitely. We can put you in touch with a Uxbridge conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Uxbridge residence is 164 Nestles Avenue in October 2013. The tribunal agreed with the proposed price of £20,158 for the freehold and determined that that sum is the amount to be paid into court This case affected 2 flats. The number of years remaining on the existing lease(s) was 69 years.