My fiance and I are looking to acquire a property in Harlesden and are in fact using a Harlesden conveyancing firm. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Leeds Building Society have this evening contacted us to advise us that they have now hit a problem as our Harlesden solicitor is not on their approved list of lawyers. Is this a problem?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' solicitors to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the lender’s conveyancing panel and you may continue to use your own Harlesden solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
Having sold my house in Harlesden last September yet the purchaser is SMS messaging daily to say their solicitor needs to hear from mysolicitor. What are the post completion sale legalities now that I have sold?
Following your house sale your conveyancer should deliver the transfer documentation and all supplemental paperwork to the purchaser's lawyers. If applicable, your solicitor must also send confirmation that the legal charge in favour of the lender has been paid off to the purchasers conveyancers. There are no post completion requirements just for conveyancing in Harlesden.
I am considering applying for a Bank of Ireland mortgage for purchase of a newly converted (under development) in Harlesden with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
In theory, you could use a solicitor that is not on the Bank of Ireland conveyancing panel, but Bank of Ireland would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
I am aiming to move property in April. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Harlesden. Conveyancing solicitor was found before I stumbled across your website.
On the afternoon of completion you will need to collect the house keys from your estate agent but this should only happen after the vendors conveyancers confirm to the agent that they have the completion monies and the keys can be collected. You should inform the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can help you locate a residential property solicitor in Harlesden or a solicitor that specialises in conveyancing in Harlesden.
The mortgage over my property is with Principality for my property in Harlesden. Conveyancing has been completed months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
Principality must be informed of your intention before letting out your property as this is likely to be a breach of Principality’s mortgage conditions. It may be that Principality will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. You need not do this via a Principality conveyancing panel firm.
The formalities of my purchase has taken place for my property in Harlesden. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have justbeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Harlesden for a purchase of a leasehold flat 12 months ago. How can I check that the property is registered correctly in the name of the former proprietor?
The quickest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Harlesden conveyancing specialists.
My father-in-law has encouraged me to appoint his conveyancing solicitors in Harlesden. Should I find my own conveyancer?
Much as we are happy to recommend a Harlesden conveyancing lawyer it’s preferable to select a conveyancing practitioner is to seek guidance from friends or relatives who have actually experience in using the solicitor you're contemplating using.