We note that you have a post code search directory identifying law firms on the HSBC conveyancing panel. Do firms pay you a commission if I instruct them for our conveyancing in Arnos Grove?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Arnos Grove.
I happen to be the sole recipient of my late mum's will and I have everything in my name alone, including the my former home in Arnos Grove. The Arnos Grove property was put into my name in June. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be regarded the same way as if I'd bought the property in June. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. many banks would take a practical view as this provision chiefly exists to identify the purchase and immediately sell or the flipping of property.
The mortgage over my property is with Nationwide for my property in Arnos Grove. Conveyancing has been completed a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
You must advise Nationwide in advance of letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel lawyer.
I am selling my apartment. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being pedantic. The Arnos Grove solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
Will commercial conveyancing searches disclose planned roadworks that may affect a commercial property in Arnos Grove?
Its becoming the norm that commercial conveyancing solicitors in Arnos Grove will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Arnos Grove. The report sets out definitive data 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 Arnos Grove.
For each commercial conveyancing transaction in Arnos Grove 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 can result in delays to Arnos Grove commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Arnos Grove.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Arnos Grove is the location of the property. Can you offer any guidance?
Flying freeholds in Arnos Grove are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Arnos Grove you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Arnos Grove 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 residence.
As co-executor for the estate of my grandfather I am selling a property in Swansea but reside in Arnos Grove. My solicitor (who is 250 miles from merequires that I sign a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Arnos Grove who can witness this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are based in Arnos Grove
We have been advised by many friends to expect up to two months for Arnos Grove conveyancing to complete.This was four weeks ago. The property information was only sent to my conveyancer yesterday so does the clock start running now?
No definitive time frame exists for conveyancing in Arnos Grove. Conveyancing is subject to too much unpredictabilities. Arnos Grove conveyancing searches alone could take up to month to be returned.