My IFA has asked me for my Bounds Green law firm’s panel member for the Santander conveyancing panel. What is the best way to obtain this. I have contacted my local Bounds Green branch but they have not responded to me.
You are best placed to get this information from your Bounds Green solicitor . Most Bounds Green law practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Our grandson is in the process of securing a new build apartment in Bounds Green with a mortgage from RBS. His lawyer has advised him of a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the RBS conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the RBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
My partner and I are downsizing from our home in Bounds Green and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any high street Bounds Green conveyancer would know that there is no such problem. It does beg the question why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in Bounds Green. Having lived in Bounds Green for many years we know that this is a non issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Just had an offer accepted on a new build flat in Bounds Green. Conveyancing is a frightening process 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 legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Bounds Green
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are architect prepared.
I was advised by a few selling agents in Bounds Green to select a conveyancer using your seach tool. Is there a financial advantage for Estate Agents to market your services ahead of alternative conveyancing organisations?
We don’t offer any commission for sending work our way. We found it would be just too difficult a fee because home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am 14 days into a freehold purchase having been recommend to a firm by the selling agent to do our conveyancing in Bounds Green. I am am very disappointed with the quality of service. Could you help me find new solicitors?
They would need to be really poor in order to consider changing them. Has the mortgage offer been sent? If so you need to make them aware of the new contact details and get the mortgage documents are re-sent. Your solicitor ideally needs to be on the mortgage company panel to avoid added fees and delays. So that should be your first question of the new lawyers. The search tool should assist you in finding a bank approved solicitor for your home move in Bounds Green