My friend's dad is a property lawyer. I hope that I will receive preferential fee for conveyancing, However if that does not come through, what kind of fees should I be paying for conveyancing in Cricklewood?
It’s advisable to get multiple conveyancing quotes. Do use our comparison tool on this site. Whilst estimates do contrast greatly but service levels do differ between solicitors as is true with most professions.
I require conveyancing for an apartment in a relatively new development (seven years built) in Cricklewood. Almost all the flats are already disposed of. Do I need carry out the conveyancing searches for my conveyancing in Cricklewood?
If you getting a mortgage, your bank will insist on some (many) of the searches so you'll have no choice. If not, then Cricklewood conveyancing searches are for you to decide upon. No doubt your conveyancer, will 'advise', perhaps strongly, that you should not go ahead without searches, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to swap to another solicitor for your conveyancing in Cricklewood.
Please explain the implications if my solicitor is expelled from the Leeds Building Society Conveyancing panel ahead of completing my conveyancing in Cricklewood?
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.
We are close to exchanging contracts on the sale of our house in Cricklewood and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing practice rather than a conveyancing solicitor in Cricklewood. Having lived in Cricklewood for six years we know that this is a non issue. Do we contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
It has been 4 months since my purchase conveyancing in Cricklewood completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. 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 asset 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.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a simple, no chain conveyancing. Cricklewood is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cricklewood are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cricklewood you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cricklewood 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.