My wife and I are planning to purchase a flat in Dollis Hill and have instructed a Dollis Hill conveyancing practice. Within the last couple of days our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Halifax have this morning contacted us to inform me that there is now an issue as our Dollis Hill lawyer is not on their approved list of lawyers. Please explain?
If you are buying a property requiring a mortgage it is usual for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Dollis Hill solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
We intend to purchase a purpose built flat in Dollis Hill with a residential mortgage from Alliance & Leicester .We use our Dollis Hill conveyancing solicitor but Alliance & Leicester advised that his firm is not listed on their approved list of firms. It seems we are left with no choice but to instruct a Alliance & Leicester panel firm or keep our preferred solicitor and fork out for a Alliance & Leicester panel lawyer to act for them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you is subject to its terms and conditions, one of which will be that conveyancers will be on the Alliance & Leicester approved list. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for Alliance & Leicester
Despite weeks of looking the Title Certificate and documents to our property can not be found. The conveyancers who dealt with the conveyancing in Dollis Hill 5 years ago have long since closed. What are my options?
In today’s world there are copies made of almost everything, and your lawyer will be aware precisely where to locate all the relevant documentation so you can buy or sell your house without a hitch. If copies can’t be located, your lawyer can put in place insurance or indemnities protecting you against possible claims on your premises.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Dollis Hill. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Dollis Hill
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There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Dollis Hill is where the house is located. Can you offer any guidance?
Flying freeholds in Dollis Hill are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dollis Hill you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dollis Hill may determine 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 premises.
How easy is it to change conveyancer as I need to find one who is on the TSB conveyancing list. I instructed a high street conveyancing solicitor in Dollis Hill round the corner but the firm is not accepted by TSB
We will our best to assist in finding you a conveyancing solicitor in Dollis Hill on the TSB panel. Please note that the solicitors that we work with do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Dollis Hill. In utilising search facility on this page, you can compare charges for conveyancing solicitors in Dollis Hill and beyond.