My fiance and I are hoping to buy a flat in Bedford Park and have appointed a Bedford Park conveyancing firm. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Birmingham Midshires have this afternoon contacted us to advise us that there is now an issue as our Bedford Park solicitor is not on their conveyancing panel. Please explain?
Where you are buying a property needing a mortgage it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Bedford Park solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.
We are purchasing a apartment in Bedford Park. It might be a silly question but how we can trust a lawyer? At some point we will need to send money into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
Can I be sure that the Bedford Park conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Bedford 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 advertising the lowest fees. We would always advocate that you speak with the lawyer carrying out your transaction.
Planning on purchasing a apartment in Bedford Park. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bedford Park lawyer is on the HSBC conveyancing panel.
A colleague recommended that if I am buying in Bedford Park I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Bedford Park conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Bedford Park around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Bedford Park Education with plans and statistics, Local Amenities and other useful information concerning Bedford Park.
I am looking for a ground for flat up to £245,000 and found one close by in Bedford Park I like with open areas and station in the vicinity, however it's only got 51 years unexpired on the lease. There is not much else in Bedford Park in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a mortgage the shortness of the lease may be problematic. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you may ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.
Given that I will soon spend £400,000 on a terraced house in Bedford Park I wish to have a conversation with the conveyancer about myhouse move in advance of giving the go ahead to the firm. Can this be arranged?
Absolutely - we would be delighted to talk to you we do not take any clients on without you speaking to the solicitor due to be carrying out your property ownership legalities in Bedford Park.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter reference. The practices that we put you in touch with believe that the fees you are provided with for residential conveyancing in Bedford Park should be the amount on the final invoice that you are charged.
I am thinking of appointing a conveyancing practitioner in Bedford Park for my purchase. Is it possible to review a firm’s record with the profession’s regulator?
Members of the public can see documented Solicitor Regulator Association (SRA) decisions stemming from investigations commenced on or after Jan 2008. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.