I am only a couple days away from an exchange on a house in Wealdstone and my parents have transferred the 10% deposit to my conveyancing practitioner. I am now told that as the deposit has been received from someone other than me my lawyer needs to disclose this to my mortgage company. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I disclosed to the lender about my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?
Your lawyer is duty bound to check with lender to ensure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I had intended to instruct a property lawyer in Wealdstone for our house move. Our broker informed us that our mortgage company Lloyds TSB Bank won't deal with them. Surely this is unfair competition?
Before the recession most banks had an appetite for risk which was higher than today. Almost all Wealdstone conveyancing firms would have been on many bank panels. The financial services regulator in 2010 conducted a thematic investigation into mortgage fraud which concluded: know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more information from law firms regarding their operations and the individuals who work for them and set certain criteria such a completing on a minimum number of conveyancing. Many Wealdstone conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Wealdstone is amongst the numerous locations where the lawyers showing on our search results are members of the panel for Lloyds TSB Bank.
Just acquired a semi-detached house in Wealdstone , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Wealdstone conveyancing solicitor works at snail pace, so I want to be sure the post completion formalities are addressed.
As far as conveyancing in Wealdstone is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can vary depending on who lodges the application, whether there are errors and if the Land registry have to notify any 3rd persons or bodies. As of today approximately 80% of such applications are completed in less than three weeks but occasionally there can be longer delays. Registration takes place once the purchaser has moved in to the premises so post completion formalities is not typically primary concern yet if it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a quick, no chain conveyancing. Wealdstone is where the house is located. What do you suggest?
Flying freeholds in Wealdstone are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wealdstone you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wealdstone 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 property.
I need to instruct a conveyancing solicitor in Wealdstone for my house move. Is it possible to see a firm’s complaints history with the profession’s regulator?
One may find documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find information about the period before 1 January 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.
A conveyancing firm acted on my conveyancing in Wealdstone three years ago and was holding my registration certificates but has since been shut down – What steps do I now take to retreive them?
Title deeds, as such, are no longer appropriate for most homes in Wealdstone are recorded digitally at Land Registry. Should you need to prove ownership or are disposing of or refinancing your conveyancer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.