Is the fact that my conveyancer in Camden is not listed on my bank's solicitor panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer 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 simply call the Camden conveyancing practice and enquire why they are no longer on the approved list for your bank.
I am the sole recipient of my late father’s estate with all property in now in my sole name, including the house in Camden. Conveyancing formalities meant that the Land Registry date was in February. I plan to dispose of the house. I understand that there is a CML six month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the property in February. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be caught by that. How sensible a view lenders take of it, depend on the mortgage company as this clause is chiefly there to identify the purchase and immediately sell or the quick reselling of properties.
Can you point me to a directory of Principality panel conveyancers in Camden on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association sites. A small selection of banks make their panel listings viewable over the internet. Where you are looking for a Camden conveyancing practitioner on the Principality please use our facility.
I have instructed a Camden conveyancer having made sure that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Camden postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Camden.
I am purchasing a new build house in Camden with a mortgage from Clydesdale. The developers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not to tell my lawyer about this deal as it could affect my mortgage with Clydesdale. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Camden is where the house is located. What do you suggest?
Flying freeholds in Camden are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Camden you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Camden 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 property.
How does the Landlord & Tenant Act 1954 impact my commercial premises in Camden and how can you help?
The 1954 Act provides a safeguard to business lessees, giving them the right to apply to court for a new lease and remain in occupation when the lease comes to an end. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Camden is one of our many areas of the UK in which our lawyers are located
My step-father has urged me to appoint his conveyancers in Camden. Should I use them?
Much as we are happy to recommend a Camden conveyancing lawyer it’s preferable to find a conveyancing lawyer is to get recommendations from friends or family who have previously instructed the solicitor you're considering.