We see that you have a post code search directory identifying solicitors on the Aldermore conveyancing panel. Do companies pay you a referral fee if I appoint them for our own conveyancing in Edgware?
We are a listing service only for law firms wishing to communicate if they are on the Aldermore conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Edgware.
Please explain the implications if my solicitor is suspended from the UBS Solicitor panel ahead of completing my conveyancing in Edgware?
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 for a fee.
We are buying a detached bungalow in Edgware. We would like to convert the garage to a playroom at the house.Will legal investigations on the property involve investigations to see if these works are allowed?
Your solicitor should review the deeds as conveyancing in Edgware can sometimes identify restrictions in the title documents which prevent certain works or need the permission of another owner. Many works require local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
Is it the case that all Edgware solicitors on the Lloyds conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be governed by the SRA. Some mortgage companies do permit licenced conveyancers on their panel and in such a situation the practice would be regulated by the Council of Licensed Conveyancers.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Edgware conveyancing practitioner on the Bank of Ireland panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Bank of Ireland mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Bank of Ireland mortgage from the register. Bank of Ireland, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Do commercial conveyancing searches reveal proposed roadworks that may impact a commercial premises in Edgware?
Its becoming the norm that commercial conveyancing solicitors in Edgware will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Edgware. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Edgware.
For each commercial conveyancing transaction in Edgware it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Edgware commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Edgware.
I am buying a new build house in Edgware with the aid of help to buy. The builders would not reduce the price so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not inform my solicitor about this deal as it may jeopardize my loan with Skipton Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Whilst your website is a good idea there are many lawyers listed near Edgware being on the lender conveyancing panel. Can you recommend a specific firm on the bank approved panel?
We do not recommend specific Edgware firms as the right Edgware conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Edgware knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..