I am in the process of selling my apartment in Alexandra Park and the estate agent has just text me to advise that the purchasers are swapping conveyancer. The excuse is that the lender will only deal with solicitors on their conveyancing panel. On what basis would a big named lender only work with certain lawyers rather the firm that they want to select to handle their conveyancing in Alexandra Park ?
UK lenders have always had an approved set of law firms that can act for them, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Mortgage companies point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are not going to have any impact on this.
A colleague pointed out to me me that in buying a property in Alexandra Park there may be a number of restrictions prohibiting external alterations to a property. Is this right?
There are a number of properties in Alexandra Park which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Alexandra Park should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to move house in December. Will my conveyancing solicitor call the removal company on the completion day. On a separate note, can you put forward a removal company in Alexandra Park. Conveyancing lawyer was chosen prior to coming across your site.
On the afternoon of completion you will need to collect the keys from the property agent however this can only take place once the previous owners conveyancers inform the agent that the monies to complete are in and the keys can be collected. You can inform the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal organisation but can help you locate a residential property solicitor in Alexandra Park or a solicitor that specialises in conveyancing in Alexandra Park.
How can we know in advance if a Alexandra Park conveyancing solicitor on the Kent Reliance panel is any good?
When it comes to conveyancing in Alexandra Park obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the lawyer conducting your transaction.
What will a local search tell me concerning the house my wife and I purchasing in Alexandra Park?
Alexandra Park conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations such as Searchflow The local search plays an important part in most Alexandra Park conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search will provide data 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 13 subject headings.
Have completed on a a detached house in Alexandra Park , how long should it take for the Land Registry to register my proprietorship? My Alexandra Park conveyancing solicitor works at snail pace, so I want to be certain that my purchase is recorded.
As far as conveyancing in Alexandra Park registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether it is in order and whether the Land registry communicate with any interested persons or bodies. Currently in the region of three quarters of such applications are fully addressed within two weeks but some can be subject to protracted delays. Historically registration is effected after the purchaser is living at the property so 'speed' is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.
I am purchasing a new build house in Alexandra Park with a mortgage from Norwich and Peterborough Building Society. The builders refused to reduce the price so I negotiated 6k of extras instead. The house builders rep suggested that I not to tell my conveyancer about this deal as it could adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What does commercial conveyancing in Alexandra Park cover?
Commercial conveyancing in Alexandra Park covers a wide range of advice, provided by qualified solicitors, relating to business property. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.