We are buying a 1 bedroom flat in Hampstead Garden Suburb with a mortgage. We like our Hampstead Garden Suburb solicitor, but the lender advise she’s not on their "panel". It seems we have no choice but to select one of the mortgage company panel solicitors or keep our Hampstead Garden Suburb solicitor and pay for one of their panel lawyers to act for them. This seems very unfair; can we not insist that the mortgage company use our Hampstead Garden Suburb lawyer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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 Hampstead Garden Suburb conveyancing solicitor to apply to be on the conveyancing panel.
My partner and I are nearing an exchange on a house in Hampstead Garden Suburb and my mum and dad have sent the exchange deposit to my conveyancer. I am now told that as the deposit has been sent from someone other than me my conveyancing practitioner needs to make a notification to my bank. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
The solicitor is duty bound to check with lender to make sure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
Is it necessary during the course of the conveyancing process to attend the offices of the solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Hampstead Garden Suburb so that I can pop in to their offices if required.
These days approved lawyers for lenders undertake the vast majority of communications via Royal Mail, e-mail or over phone calls. This means that they can undertake the conveyancing transaction no matter where you live in England or Wales. That being said you can check if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
Should our lawyer be making enquiries concerning flooding as part of the conveyancing in Hampstead Garden Suburb.
Flooding is a growing risk for lawyers dealing with homes in Hampstead Garden Suburb. There are those who purchase a property in Hampstead Garden Suburb, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a numerous checks that may be initiated by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Hampstead Garden Suburb. The conventional set of property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the vendor to determine if the premises has suffered from flooding. If the residence has been flooded in past which is not revealed by the seller, then a purchaser may commence a legal claim for losses stemming from an inaccurate answer. The purchaser’s solicitors will also commission an environmental search. This should disclose if there is a recorded flood risk. If so, more detailed inquiries should be conducted.
Due to the encouragement of my in-laws I had a survey completed on a property in Hampstead Garden Suburb prior to retaining solicitors. I have been told that there is a flying freehold element to the property. My surveyor advised that some mortgage companies tend refuse to grant a loan on a flying freehold premises.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you e-mail us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hampstead Garden Suburb. Conveyancing will be smoother if you use a solicitor in Hampstead Garden Suburb especially if they are familiar with such properties in Hampstead Garden Suburb.
In my capacity as executor for the will of my uncle I am disposing of a property in Neath but reside in Hampstead Garden Suburb. My conveyancer (approximately 260 kilometers from merequires that I sign a stat dec ahead of completion. Can you recommend a conveyancing practitioner in Hampstead Garden Suburb who can attest and place their company stamp on the document?
strictly speaking you should not be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Hampstead Garden Suburb based