I require conveyancing for a flat in a relatively new development (five years old) in Greenford. Almost all the properties have already been sold. Is it really necessary to order local searches as part of conveyancing in Greenford?
You are putting yourself at risk in failing carrying out Greenford conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in the strongest possible terms that your conveyancer conducts them. Where accelerating the process and expenses are top of your issues you should discuss with your conveyancer about the possibility of search insurance
My lawyer in Greenford has never been on on the Nottingham Building Society Conveyancing Panel. Can I still continue with my family solicitor notwithstanding that they are excluded from the Nottingham Building Society list of approved lawyers?
The limited options available to you here include:
- Carry on with your existing Greenford solicitors but Nottingham Building Society will need to retain a lawyer on their panel. This will inevitably rack up the total conveyancing charges and result in frustration.
- Find an alternative lawyer to to deal with the conveyancing, remembering to check they are Persuade your lawyer to do everything within their powers to join the Nottingham Building Society conveyancing panel
My partner and I have arranged the release of further monies on our home loan from Skipton as we intend to conduct renovations to our house in Greenford. Do we need to appoint a nearby Greenford solicitor on the Skipton conveyancing panel to handle the paperwork?
Skipton would not normally instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
We expect to receive a AIP from Yorkshire BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Greenford solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Greenford solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
Coventry BS have agreed my mortgage in principle, my offer on a flat in Greenford has been agreed to, what are the next steps?
The estate agent will wish to know who your solicitors are (be sure the conveyancers are on the lender’s approved list). Contact Coventry BS or the broker and finalise any relevant forms. Coventry BS will sellect a valuer who will get in touch with the estate agent or seller to schedule a slot for the valuation to occur. Once carried out (assuming no problems) it takes on average ten days for the mortgage offer to be issued. Coventry BS will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Greenford.
We are buying a property and the conveyancer has raised the issue of Chancel Repair to which the property may be liable given it’s proximity to the area of such a church. He has mentioned insurance. Is this really warranted for conveyancing in Greenford
Unless a previous purchase of the property completed after 12 October 2013 you can assume that lawyers conducting conveyancing in Greenford to remain encouraging a chancel search and or chancel repair liability policy.
Just acquired a detached house in Greenford , how long should it take for the Land Registry to record my title? My Greenford conveyancing solicitor has been painfully slow, so I want to be sure the land registry aspects are addressed.
There is nothing unique about conveyancing in Greenford registration formalities. As opposed to being determined by geographic area, timeframes can adjust subject to the party submitting the application, whether there are errors and if the Land registry need to notify any other parties. As of today approximately three quarters of submission are fully addressed in less than three weeks but occasionally there can be extensive hold-ups. Registration is effected after the buyer is living at the property thus an expedited registration is not typically primary concern yet where it is urgent that the the registration takes place urgently then you or your solicitor can contact the land registry and explain the circumstances.
As co-executor for the estate of my father I am selling a property in Newport but I am based in Greenford. My conveyancer (who is 235 kilometers awayneeds me to sign a stat dec prior to completion. Can you recommend a conveyancing lawyer in Greenford who can witness this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Greenford