I am one month into the sale of my home in Harefield and the estate agent has just called to warn that the buyers are appointing a new solicitor. I am told that this is due to the fact that the mortgage company will only deal with property lawyers on their approved list. On what basis would a leading mortgage company only engage with certain solicitors rather the firm that they want to choose to handle their conveyancing in Harefield ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Banks point to the increase in fraud by way of justification for the pruning – criteria have been narrowed as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
Would the conveyancing lawyers via your comparison service handle attended exchange conveyancing in Harefield?
We do have a number of conveyancing experts carrying out attended exchanges. You should e-mail us to secure a fee calculation and details as to dates.
Forgive me if this question is silly but I am unseasoned as a first time buyer of a ground floor flat in Harefield. Do I pick up the keys to the house on the completion date from my solicitor? If this is the case, I will instruct a local conveyancing solicitor in Harefield?
On the day of completion you will not be required to attend the conveyancers office in Harefield. Conveyancing lawyers for you will transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you should be invited to receive the keys from the Estate Agents and move into your new home. Usually this occurs early afternoon.
A colleague pointed out to me me that in purchasing a property in Harefield there could be a number of restrictions affecting the ability to carry out external changes to a property. Is this right?
There are anumerous of properties in Harefield which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Harefield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you point me to a directory of TSB panel conveyancers in Harefield on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings available online. If you are in need of a Harefield conveyancing practitioner on the TSB please make the most of our facility.
Just had an offer accepted on a new build apartment in Harefield. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Harefield
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Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Due to the guidance of my in-laws I had a survey completed on a house in Harefield in advance of retaining lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some lenders may refuse to grant a mortgage on a flying freehold home.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Harefield. Conveyancing will be smoother if you use a solicitor in Harefield especially if they are acquainted with such properties in Harefield.
In my capacity as executor for the estate of my aunt I am selling a house in Swansea but I am based in Harefield. My lawyer (based 235 miles from meneeds me to sign a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Harefield to attest this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are based in Harefield