I am in the process of refinancing my property in Colindale, does my lawyer have to be on the Coventry BS Solicitor panel?
In theory, you could use a solicitor that is not on the Coventry BS conveyancing panel, but Coventry BS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
I am buying a detached bungalow in Colindale. The intention is to carry out an extension to the side at the house.Will legal due diligence on the property include enquiries to determine if these works are prohibited?
Your property lawyer will check the registered title as conveyancing in Colindale can occasionally reveal restrictions in the title documents which prohibit certain works or necessitated the consent of another owner. Some extensions require local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
I have paid off my mortgage with UBS. I assume I don't need a Colindale property lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
My offer was accepted on a property in Colindale on 19/12/2024, valuation was booked 4 days later, all came back fine. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to Principality and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Principality conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Principality to deal with your lawyer's application to be on the Principality conveyancing panel. There's no guarantee that your solicitor will be accepted.
Will my lawyer be raising questions regarding flooding during the conveyancing in Colindale.
The risk of flooding is if increasing concern for solicitors dealing with homes in Colindale. There are those who acquire a property in Colindale, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a numerous searches that can be initiated by the buyer or by their lawyers which should figure out the risks in Colindale. The standard property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard inquiry of the seller to determine whether the property has ever been flooded. If the property has been flooded in past which is not notified by the owner, then a purchaser may commence a claim for damages as a result of such an inaccurate answer. A purchaser’s conveyancers should also conduct an environmental report. This should disclose whether there is a recorded flood risk. If so, more detailed inquiries will need to be made.
four months have gone by since my purchase conveyancing in Colindale took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been recommended by a few estate agents in Colindale to locate a conveyancer using your seach tool. Is there a financial inducement for Estate Agents to offer your lawyers ahead of a competitor’s?
We refuse to give any commission for pointing buyers and sellers to this site. We found it would be just too difficult to pay a commission as home movers will think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
I need to instruct a conveyancing practitioner in Colindale for my house move. Can I see a firm’s complaints history with the legal regulator?
One can read published Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after Jan 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training reasons.