My previous lawyer has quoted £1350 for no sale no fee conveyancing in Harold Park. I am selling a purpose built property for £275,000. Is this expensive? Is it above the average fee for conveyancing in Harold Park?
The charges are a tad high. If you shop around you may be able to trim some of the cost by as much as a hundred pounds. On the other hand, you maycome to rue opting for an an untested lawyer. Remember to be sure the conveyancer can represent your bank. Do make use of our search tool to choose a Harold Park conveyancing company on the banks conveyancing panel which can often include conveyancing solicitors in Harold Park.
Do the conveyancing practitioners identified via your search tool handle auction conveyancing in Harold Park?
We know of a few niche practitioners we can connect you with those specialising in auction conveyancing. Harold Park is just one of our locations in which our lawyers have offices.
Please explain the implications if my lawyer’s firm is suspended from the TSB Conveyancing panel ahead of completing my conveyancing in Harold Park?
The first thing to point out is that, 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 at a cost.
The formalities of my purchase has taken place for my property in Harold Park. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I had an offer accepted on a house in Harold Park on 5/12/2025, valuation was booked 2 days after, received a clean bill of health. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to Lloyds and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Lloyds conveyancing panel. Are Lloyds entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Lloyds to deal with your lawyer's application to be on the Lloyds conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Harold Park solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Harold Park postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Harold Park.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a straight forward, chain free conveyancing. Harold Park is where the house is located. Can you offer any opinion?
Flying freeholds in Harold Park are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harold Park you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Harold Park may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am an executor of my recently deceased mum’s Will, with a bungalow in Harold Park which will be marketed. The property is unregistered at the Land Registry and I'm told that many EAs will insist that it is done before they'll move forward. What's the mechanism for this?
In the circumstances you refer to it seems advisable 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 official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.