We are buying a 3 bedroom apartment in West Harrow with a mortgage. We wish to retain our West Harrow lawyer, however the bank advise she’s not on their "panel". It appears that we have little option but to appoint one of the lender panel firms or retain our West Harrow property lawyer as well as pay for one of their panel lawyers to represent them. We consider that this is inequitable; can we not insist that the lender use our West Harrow solicitor ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your West Harrow conveyancing solicitor to apply to be on the conveyancing panel.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to use a West Harrow based conveyancing firm?
Do check but the chances are that give you one of their panel lawyers if you want the "fee-free" deal. Call the lender and determine if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in West Harrow.
I am due to move house in December. Should my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you recommend a removal company in West Harrow. Conveyancing solicitor was organised before I stumbled across this site.
On the day of completion you can collect the house keys from your property agent however this should only take place once the sellers solicitors advise the agent that the monies to complete are in and the keys can be released. Subsequently you will need to advise the removal company that you are ready to move in. We do not suggest a particular removal company but can assist you in locating a residential property solicitor in West Harrow or a firm with expertise in conveyancing in West Harrow.
When it comes to mortgage companies such as HSBC, do West Harrow conveyancing practitioners face a fee to be on the list of approved solicitors?
We are not aware of any lender fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
My fiancee and I are in the throws of looking at houses in West Harrow and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a home loan with HSBC.
You should start requesting conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are getting a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
What will a local search inform me concerning the house I am purchasing in West Harrow?
West Harrow conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Xpress Legal The local search is essential in every West Harrow conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
Due to the advice of my in-laws I had a survey completed on a property in West Harrow before appointing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor has said that some lenders tend not grant a loan on a flying freehold premises.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. Should you wish to call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in West Harrow. Conveyancing may be slightly more expensive based on your lender's requirements.
I pay a service charge for my first floor flat in West Harrow. Due to redundancy and personal issues I slipped behind with remittance. I negotiated a settlement plan but there remains two remaining to be paid.
I am under pressure to sell and I am panicking this could hold me back if I have to discharge the arrears first. Do I have to settle before - is this possible?
It would be wise to clarify with the conveyancer conducting your West Harrow conveyancing but it may be possible to agree for the outstanding amount to be transferred to the buyers. The final price they pay would be reduced to reflect the amount of debt they take on. They could then deal with the outstanding monies following completion of the sale.