What does my ID and proof of funds have anything to do with my conveyancing in Harrow? Is this really warranted?
To satisfy the Money Laundering Regulations any Harrow conveyancing firm will require evidence of your identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility bill showing your correct address.
In accordance with Money Laundering Regulations, property lawyers are duty bound to investigate not just the ID of conveyancing clients but also the source of monies that they receive in respect of any matter. Refusal to disclose this may result in your lawyer ending their retainer with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your property lawyers will have an obligation to notify the relevant authorities should they believe that any amounts received by them may contravene the Money Laundering Regulations.
My fiance and I decided to purchase a newbuild flat in Harrow with a residential mortgage from Barclays Direct.We use our Harrow conveyancing practitioner but Barclays Direct advised that her practice is not listed on their approved list of member firms. We have to appoint a Barclays Direct panel solicitor or keep our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you contains various provisions, a common one being that conveyancers will be on the Barclays Direct conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Barclays Direct
We are due to move house in March. Will my conveyancing solicitor update the removal company on the completion day. As an aside, can you recommend a removal company in Harrow. Conveyancing solicitor was organised before I stumbled across this site.
On the day of completion you will need to collect the keys from your estate agent but this should only be done when the sellers conveyancers confirm to the agent that they have the completion monies and the keys can be passed over. Subsequently you should advise the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can assist you in finding a conveyancing in Harrow or a solicitor with expertise in conveyancing in Harrow.
Completion of my remortgage has taken place for my property in Harrow. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out 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 with full details of your complaint.
I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Harrow is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
My friend recommended that where I am buying in Harrow I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Harrow conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Harrow around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Harrow Education with plans and statistics, Local Amenities and other useful information concerning Harrow.
I need to instruct a conveyancing practitioner in Harrow for my purchase. Is there any facility to see a firm’s record with the profession’s regulator?
One can read presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's history, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA could monitor telephone calls for training reasons.
There are only Seventy years unexpired on my flat in Harrow. I need to get lease extension but my landlord is missing. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to find the lessor. In some cases an enquiry agent should be useful to conduct investigations and prepare an expert document to be used as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court covering Harrow.
I have attempted and failed to negotiate with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Harrow conveyancing firm to assist?
Absolutely. We can put you in touch with a Harrow conveyancing firm who can help.
An example of a Lease Extension case for a Harrow flat is flat 93b Welldon Crescent in May 2009. The Tribunals valuation for a 90-year lease extension of this fat was £13,171 This case affected 1 flat. The remaining number of years on the lease was 75.25 years.