We are getting the release of further monies on our mortgage from TSB as we wish to conduct renovations to our home in Harefield. Do we need to select a bricks and mortar Harefield solicitor on the TSB conveyancing panel to handle the paperwork?
TSB don't usually require a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Harefield conveyancer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
After much negotiation I have agreed a price on a house in Harefield. My mortgage broker suggested a lawyer. I paid an advanced payment of £200. Shortly after, the solicitor called me to say that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Do commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Harefield?
Its becoming the norm that commercial conveyancing solicitors in Harefield will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Harefield. The report provides definitive data 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 Harefield.
For each commercial conveyancing transaction in Harefield 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 may cause delays to Harefield commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Harefield.
Just bought a semi-detached house in Harefield , What is the estimated time for the Land Registry to record the transfer to my name? My Harefield conveyancing solicitor works at snail pace, so I want to check the land registry aspects are dealt with.
As far as conveyancing in Harefield is concerned, registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can adjust according to who lodges the application, whether it is in order and if the Land registry communicate with any other parties. Currently roughly 80% of such applications are completed in less than three weeks but some can be subject to protracted delays. Historically registration takes place after the new owner is living at the premises therefore registration formalities is not usually primary concern but where there is a degree of urgency associated with the registration then you or your lawyers should contact the land registry and explain the circumstances.
Due to the guidance of my in-laws I had a survey completed on a house in Harefield prior to retaining solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies may refuse to grant a loan on such a premises.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help 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 familiar with such properties in Harefield.
My business partner and I are hoping to lease a unit on the high street. Can you recommend lawyers offering fixed charges for commercial conveyancing in Harefield for less than 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Harefield, including the disposal and acquisition of businesses as well as simply premises. If you are intending to purchase or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. As for the costs this will depend on the structure and nuances of the proposed transaction. Let us have your contact information or email so as to enable us to provide you with a detailed commercial conveyancing quote.
I am an executor of my recently deceased mum’s Will, with a property in Harefield which will be marketed. The house has never been registered at HMLR and I'm advised that some purchasers will insist that it is done before they will proceed. What's the procedure for this?
In the situation that you have set out it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.