I am considering applying for a Leeds Building Society mortgage for purchase of a newly converted (under development) in Cricklewood with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?
In theory, you could use a solicitor that is not on the Leeds Building Society conveyancing panel, but Leeds Building Society 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 transaction.
It has been 4 months since my purchase conveyancing in Cricklewood concluded. I have checked the Land Registry website which shows that I paid £150,000 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 property 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.
How does conveyancing in Cricklewood differ for newly converted properties?
Most buyers of new build property in Cricklewood contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is constructed. This is because builders in Cricklewood tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cricklewood or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a property in Cricklewood before instructing solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some banks will not issue a loan on a flying freehold house.
It depends who your proposed lender is. Lloyds has different requirements from Nationwide. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cricklewood. Conveyancing may be slightly more expensive based on your lender's requirements.
We are a couple of weeks into a freehold purchase having been recommend to solicitors by the high street agent to handle our conveyancing in Cricklewood. I am am very frustrated with the level of service. Could you you assist me in finding new conveyancers?
A solicitor would have to be very poor in order to consider diss instructing them. Has the mortgage offer been sent? In the event that it has you will need to advise them of the new conveyancer and ensure the offer are issued to the new lawyers. The solicitor ideally needs to be on the mortgage company panel to avoid added charges and frustration. So that should be your first question of the new conveyancers. The find a solicitor tool should help you find a bank approved lawyer for your home move in Cricklewood
Having used your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the mortgage company approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the bank conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.