As a novice what is the most important piece of guidance you can give me regarding purchase conveyancing in Willesden?
Not many law firms shout this from the rooftops but conveyancing in Willesden and elsewhere in North West London is an adversarial experience. Put another way, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and others involved in the transaction. E.g., the seller, property agent and sometimes your mortgage company. Choosing a lawyer for your conveyancing in Willesden an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to protect your best interests and to protect you.
There is a definite ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. We recommend that you your first instinct should be to trust your conveyancer above all other players in the conveyancing process.
If you had a top tip for choosing a conveyancing solicitor in Willesden what would it be?
We would encourage you not to go for the cheapest Willesden conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
When it comes to mortgage companies such as Leeds Building Society, do Willesden conveyancers have to pay an annual charge to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being a right pain. The Willesden solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Should commercial conveyancing searches reveal planned roadworks that may impact a commercial estate in Willesden?
Its becoming the norm that commercial conveyancing solicitors in Willesden will perform a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Willesden. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Willesden.
For every commercial conveyancing transaction in Willesden it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Willesden commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Willesden.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Willesden?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Willesden. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build apartment in Willesden. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Willesden
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared.
I need to instruct a conveyancing solicitor in Willesden for my sale. Is there any facility to see a firm’s complaints history with the profession’s regulator?
One may find published Solicitor Regulator Association (SRA) determinations stemming from inquisitions from 2008 onwards. Go to Check a solicitor's record. For details about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.