Is the fact that my conveyancer in Dollis Hill is not identified on my lender's conveyancing panel that there is a problem with the standard of his work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack 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. Should you be concerned you should contact the Dollis Hill conveyancing firm and ask them why they are no longer on the approved list for your lender.
I am in the process of refinancing my home in Dollis Hill, does my lawyer have to be on the Principality Conveyancing panel?
There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am expecting a DIP from Aldermore this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Aldermore recommend any Dollis Hill solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Dollis Hill solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Dollis Hill solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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. You may wish to consider appointing your own Dollis Hill surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Aldermore have agreed my mortgage in principle, my offer on a house in Dollis Hill has been accepted, what happens next?
Your property agent will need to be informed of your property lawyer's details (be sure the lawyers are on the lender’s panel). Contact Aldermore or your financial adviser and finish off any outstanding forms. Aldermore will sellect a valuer who will get in contact with the estate agent or owners to schedule a slot for the valuation to take place. Once carried out (assuming no problems) it takes on average a week for the mortgage offer to be issued. Aldermore will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Dollis Hill.
The deeds to my house can not be found. The solicitors who did the conveyancing in Dollis Hill 10 years ago have long since closed. What are my next steps?
In today’s world there are copies made of almost everything, and your conveyancer should be aware precisely where to find all the appropriate paperwork so you may purchase or sell your property without any difficulty. Where copies are not available, your lawyer can arrange cover in the form of insurance or indemnities against future claims on your property.
How does conveyancing in Dollis Hill differ for new build properties?
Most buyers of new build premises in Dollis Hill approach us having been asked by the developer to sign contracts and commit to the purchase even before the residence is ready to move into. This is because house builders in Dollis Hill tend to buy 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 property lawyers 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 Dollis Hill or who has acted in the same development.
I am looking for a ground for flat up to £195,000 and identified one close by in Dollis Hill I like with a park and transport links in the vicinity, however it only has 52 years unexpired on the lease. There is not much else in Dollis Hill for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of twenty four months you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.