I am acquiring a flat in West Harrow. My property lawyer has never been on on the mortgage company approved panel. Can I still retain my West Harrow conveyancing solicitor even though they are not on the mortgage company list of approved lawyers?
You must use a conveyancing practitioner to deal with the formalities when you take out a loan to purchase your property. The property lawyer will carry out all the necessary legal checks on the property, ensuring that you will be registered as proprietor and ensure that all the necessary mortgage documentation is in order. One could select a West Harrow conveyancing practitioner of your choosing. However, if the conveyancing practitioner appointed is not a member of the lender approved list further costs will arise as separate legal representation will be required by them. Lender panel applications may be submitted, so if your conveyancer has not in the past sought membership they should do so.
When does exchange of contracts take place for domestic conveyancing in West Harrow and do I need to be at the solicitors office?
If you are round the corner to one of the conveyancing solicitors in West Harrow you are invited in to sign documents. However, the law practices we work with offer a nationwide conveyancing service and provide as equally diligent and professional a job for you when dealing with you digitally. The signing of the purchase agreement is not the point of no return. A signed contract is just a prerequisite for the conveyancer to exchange contracts when the time is right, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in West Harrow)to be in the office available at the end of the phone to exchange contracts.
We wanted to use a property lawyer in West Harrow for our home move. Our broker informed us that our mortgage company Barclays Direct won't deal with them. Why is this not regarded as unduly restrictive?
A mortgage company may require an approved conveyancer act for it. Borrowers are expected to meet the charges for this. Do use our directory service to locate a solicitor to carry conveyancing in West Harrow on the Barclays Direct conveyancing panel.
I just bought a flat at auction in West Harrow. Conveyancing is necessary. What happens now?
Now that you are to all intents and purposes signed on the dotted line you should instruct a conveyancing lawyer as a matter of priority as you are facing a tight a fixed date to complete the property. Every auction property will have an associated legal pack. This should include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should give this to the lawyer working for you at the earliest opportunity. You also need to ensure that you have funds in order to complete on the date specified in the contract.
We have a mortgage agreed in principle with Lloyds. West Harrow conveyancing practitioners have been instructed. What is the average time that one could expect to receive a mortgage offer from Lloyds?
There is no definitive answer here. Have Lloyds completed the survey? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a West Harrow conveyancing practitioner on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
The deeds to my house are lost. The lawyers who did the conveyancing in West Harrow 10 years ago no longer exist. What are my options?
You no longer need to have the physical original deeds to establish that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
In what way does the Landlord & Tenant Act 1954 affect my business premises in West Harrow and how can your lawyers assist?
The particular law that you refer to gives protection to commercial lessees, giving them the a statutory right to apply to court for a new tenancy and continue in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. West Harrow is one of the hundreds of locations in which the firms we work with are based