My Woodford conveyancer has identified a difference between the assumptions in the valuation survey and what is revealed within the title deeds. My solicitor says that he is duty bound to ensure that the lender is OK with this discrepancy and is content to go ahead. Is my lawyer’s approach appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Are all Woodford Conveyancing Quality Solicitors on the HSBC conveyancing list of approved practices?
Some major lenders now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
When it comes to mortgage companies such as UBS, do Woodford conveyancers face a fee to be on the list of approved solicitors?
We are unaware of any bank fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I have paid off my mortgage with Principality. I assume I don't need a Woodford lawyer on the Principality panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Principality 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 Principality mortgage from the register. Principality, 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 Principality has sent the Land Registry the discharge electronically, and
- Principality has instructed the Land Registry to do so
What will a local search reveal about the house we're buying in Woodford?
Woodford conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for instance Onsearch The local search is essential in every Woodford conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will provide 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 headings.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Woodford is where the house is located. Can you offer any guidance?
Flying freeholds in Woodford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Woodford you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Woodford may ascertain 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 was advised by two or three local selling agents in Woodford to get a quote from a property lawyer using your seach tool. Is there a financial advantage for Estate Agents to recommend your lawyers rather than alternative conveyancing organisations?
We don’t give any commission for sending work to this site. We thought it would be too underhand a fee because members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
I am using a search engine for the term cheap conveyancing in Woodford it shows results of many solicitorsin the vicinity. With so much choice what is the best way to find the right solicitor for purchase transaction?
The best method of choosing a suitable conveyancer is through a trusted referral, so ask friends and those you trust who have acquired a property in Woodford or the respected estate agent or financial adviser. Charges for conveyancing in Woodford vary, so it's a good idea to obtain at least three estimates from different solicitors. Make sure that you know that the charges are assured not to increase.