Please explain the implications if my solicitor is suspended from the Barclays Solicitor panel ahead of completing my conveyancing in Canonbury?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My wife and I buying a 3 bedroom semi in Canonbury. The intention is to carry out a loft conversion at the property.Will the conveyancing process involve investigations to determine if these alterations are permitted?
Your solicitor will review the registered title as conveyancing in Canonbury will on occasion reveal restrictions in the title deeds which prevent categories of alterations or need the consent of a 3rd party. Some works require local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor ahead of any purchase.
We have a mortgage agreed in principle with RBS. Canonbury conveyancing solicitors are chosen. How long does it take for RBS to issue the offer to the solicitor?
There is no definitive answer here. Have RBS completed the survey? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Canonbury solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society 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 conveyancer 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 Canonbury postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Canonbury.
I'm buying a new build house in Canonbury with a mortgage from Barclays . The developers refused to reduce the price so I negotiated 6k of extras instead. The property agent told me not to tell my solicitor about the deal as it may adversely affect my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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 issue on a house I put an offer in last month in what should have been a quick, no chain conveyancing. Canonbury is where the house is located. Can you offer any assistance?
Flying freeholds in Canonbury are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Canonbury you must be sure that your lawyer goes 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 Canonbury may decide 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 premises.
Is it possible to change firm as I need to instruct one who is on the Lloyds TSB Bank conveyancing panel. I had appointed a family conveyancing solicitor in Canonbury round the corner but he is not accepted by Lloyds TSB Bank
We will our best to assist in finding you a conveyancing solicitor in Canonbury on the Lloyds TSB Bank panel. Please note that the law firms that we list do not pay us a referral fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Canonbury. In making use of the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Canonbury.
In scouring the world wide web for the term on line conveyancing in Canonbury it reveals numerous conveyancerslocally. How do I determine which is the suitable property lawyer for the sale of my house?
The preferential method of choosing the right conveyancer is through a personal referral, so seek the guidance of colleagues and family who have purchased a property in Canonbury or the local estate agent or mortgage broker. Charges for conveyancing in Canonbury differ, so it's sensible to obtain at least four quotes from varying types of solicitors. Be sure to obtain confirmation that the costs are assured not to increase.