We expect to receive a OIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Golders Green solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Golders Green solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
Completion of my remortgage has taken place for my property in Golders Green. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Co-operative have agreed my home loan in principle, my offer on a apartment in Golders Green has been agreed to, what are the next steps?
Your property agent will want to know who your solicitors are (make sure the property lawyers are on the bank’s approved list). Contact Co-operative or your broker and complete any outstanding paperwork. Co-operative will sellect a valuer who will get in contact with the selling agent or vendor to book a slot for the valuation to occur. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. Co-operative will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Golders Green.
Will commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Golders Green?
Its becoming the norm that commercial conveyancing solicitors in Golders Green will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Golders Green. The report sets out 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 Golders Green.
For each commercial conveyancing transaction in Golders Green it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Golders Green commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Golders Green.
I have a terraced Georgian property in Golders Green. Conveyancing lawyer acted for me and Barclays . I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the exact same address. Is it worth asking Barclays to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Golders Green and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who completed the work.
I'm purchasing my first flat in Golders Green with a loan from Leeds Building Society. The sellers refused to reduce the amount so I negotiated 6k of additionals instead. The property agent told me not to tell my lawyer about the extras as it could impact my loan with Leeds Building Society. Do I keep my lawyer in the dark?.
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.
My father-in-law has recommend that I instruct his lawyers for conveyancing in Golders Green. Do I follow his guidance?
No doubt it’s preferable to choose a conveyancing solicitor is to have guidance from friends or family who have used the solicitor that you are are thinking of instructing.
Please set examples of compelling benefits to selecting a high street conveyancer in Golders Green
Home movers in Golders Green choose a nearby high street property lawyer so that they can pop into the firm’s offices in the event that they have questions, and to execute mortgage deeds rather than depending on the post.
There is a slight benefit in opting for a solicitor nearby to a property you are planning to purchase, due to the knowledge of the region and potential local concerns - yet this is debatable. Most conveyancers are now online and may be practically anywhere.