Am I correct in assuming that the fact that my solicitor in Colliers Wood is not identified on my lender's conveyancing panel that there is a problem with the standard of her work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. Where you are concerned you should contact the Colliers Wood conveyancing practice and enquire why they are no longer on the approved list for your bank.
My brother and I have recently acquired a house in Colliers Wood. We have noticed several issues with the property which we believe were missed in the conveyancing searches. Do we have any recourse? Can you clarify the nature of searches that should have been conducted for conveyancing in Colliers Wood?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Colliers Wood. Conveyancing searches and investigations initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, the vendor fills in a form referred to as a Seller’s Property Information Form. If the information provided is incorrect, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Colliers Wood.
Why is leasehold purchase conveyancing in Colliers Wood costs more?
Colliers Wood leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I happen to be the single recipient of my late mum's estate with all property in now in my sole name, including the my former home in Colliers Wood. The Colliers Wood property was put into my name in May. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship may be regarded the same way as if I'd bought the house in May. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. How practical a view mortgage companies take of it, depend on the mortgage company as this obligation primarily exists to pick up on the purchase and immediately sell or the flipping of property.
About to purchase apartment in Colliers Wood. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Colliers Wood property lawyer is on the UBS conveyancing panel.
Skipton have agreed my mortgage in principle, my bid on a apartment in Colliers Wood has been agreed to, what happens next?
Your estate agent will want to know who your solicitors are (be sure the solicitors are on the bank’s panel). Telephone Skipton or your financial adviser and finish off any relevant paperwork. Skipton will sellect a valuer who will get in contact with the selling agent or owners to book an appointment. Once carried out (assuming no problems) it takes on average a week to receive the mortgage offer. Skipton will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Colliers Wood.
A friend suggested that where I am buying in Colliers Wood I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Colliers Wood conveyancing searches. It is not a small report of more than thirty pages, listing and setting out significant information about Colliers Wood around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Colliers Wood Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Colliers Wood Education with maps and statistics, Local Amenities and other useful information regarding Colliers Wood.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The solicitors who conducted the conveyancing in Colliers Wood 5 years ago have long since closed. Will I be able to sell the house?
You no longer need to hold title deeds to evidence that you own the land or premises, as the Land Registry hold details of all registered land or property electronically.