Am I correct in assuming that the fact that my conveyancer in Brent Cross is not listed on my mortgage company's conveyancing panel that there is a problem with the standard of the firm’s work?
That is most likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Brent Cross conveyancing firm and ask them why they are no longer on the approved list for your mortgage company.
I am planning to acquire a house and require a conveyancing solicitor in Brent Cross who is on the TSB approved. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for TSB in certain locations such as Brent Cross. We dont recommend any particular firm.
Last month we had a mortgage agreed in principle with HSBC. Brent Cross conveyancing lawyers were instructed. What is the average time that one could expect to receive a mortgage offer from HSBC?
Some lenders take longer than others. Have HSBC completed the survey? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My partner and I are in the process of looking at apartments in Brent Cross and I am about to put in an offer. Is it sensible to have my lawyer on ‘stand by’? I intend to finance via a mortgage with Bank of Ireland.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are seeking a mortgage with Bank of Ireland, ask your prospective lawyers if they are on the Bank of Ireland conveyancing panel otherwise they can't do the mortgage legal work.
Aldermore have agreed my home loan in principle, my offer on a house in Brent Cross has been accepted, now what?
The property agent will need to know who your solicitors are (make sure the property lawyers are on the lender’s panel). Contact Aldermore or your financial adviser and finish off any appropriate documentation. Aldermore will sellect a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes about a fortnight to get a mortgage offer. Aldermore will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Brent Cross.
I purchased a renovated Victorian property in Brent Cross. Conveyancing practitioner acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Brent Cross and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who conducted the conveyancing.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Brent Cross is the location of the property. Can you offer any opinion?
Flying freeholds in Brent Cross are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Brent Cross you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Brent Cross 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.
I am looking for a conveyancing lawyer in Brent Cross for my house move. Can I review a firm’s complaints history with the legal regulator?
Anyone may find documented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could recorded call for training purposes.