Having been suggested to visit your company we were about to use a conveyancing solicitor in Haringey recommended using your search tool but have come across alternative fee calculations via the web seem less pricey – how come?
There are plenty of websites advertising alleged cut-price conveyancing, but extracosts end up with the completion invoice mounting up beyond all recognition. Solicitors are duty bound to ensure charges outlined in terms and conditions should be fair and reasonable and be applied The law firms that we list for conveyancing in Haringey genuinely set out all legal fees for the property you plan topurchase.
Can you clarify what the consequences are if my solicitor is removed from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Haringey?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My bid for a property was accepted at auction in Haringey. Conveyancing is needed. What is next?
Given that you have now legally bound yourself to purchase you should instruct a conveyancing practitioner as a matter of priority as you now have a pending a drop dead date to complete the property. Every auction property should have a corresponding auction set of papers. This should include evidence of title and search results. In the case of leasehold property the auction pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You need to hand this to the solicitor working for you ASAP. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
I am expecting a AIP from Barclays 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 Barclays recommend any Haringey solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Haringey solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
I have paid off my mortgage with Co-operative. I assume I don't need a Haringey lawyer on the Co-operative panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
- Co-operative has instructed the Land Registry to do so
I have a semi-detached Edwardian property in Haringey. Conveyancing practitioner acted for me and Aldermore. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the matching property. Is it worth asking Aldermore to clarify?
You should review 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 Haringey and other areas of 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 buyers. You can also question the position with the conveyancing practitioner who conducted the conveyancing.
We're FTB’s - had an offer accepted, yet the selling agent advised that the owners will only issue a contract if we appoint their preferred lawyers as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer who is familiar with conveyancing in Haringey
We suspect that the seller is unaware of this requirement. If they desire ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Haringey conveyancing lawyers - not the ones that will give their negotiator at the agency a kickback or achieve conveyancing targets pre-set by senior management.
Developers have suggested I use a property lawyer and I've received an estimate from them. It's almost £300 less expensive than my preferred Haringey solicitor. What's the catch?
Builders often have lists of conveyancers who are quick and who know the builder's documentation and property lawyer. As many developers offer an inducement to use a preferred property lawyer for this reason, any increased charges can be avoided and a developer will not suggest a conveyancing warehouse and run the risk of having the transaction delayed when they need an exchange in 28 days. A counter-argument for not opting for the recommended conveyancing practitioner is that they may be hesitant to 'push' your interests at the risk of alienating the sellers. If you worry that this may be the situation you should keep with your high street Haringey solicitor.