In the event thatI was to purchase a freehold housein Harrow Weald for cash and dispense with a survey and no conveyancing searches how much could I expect to to save on my conveyancing in Harrow Weald?
The sole saving you would achieve is the costs for searches. A conveyancing practitioner is required to do the vast majority of work - money laundering, liaising with the vendors conveyancer, stamp duty return, register the title etc. You might save a bit for them not needing to register a charge but it won't be meaningful.
Completed the sale of my flat in Harrow Weald last March but my buyer keeps e-mailing every few hours to moan that her conveyancer is waiting to hear from myconveyancer. What are the post completion sale formalities now that I have sold?
Following your disposal your lawyer should forward the transfer deeds and all of the paperwork to the purchaser's lawyers. If applicable, your solicitor must also evidence that the mortgage has been paid off to the buyers conveyancers. There is unlikely to be post completion procedures unique to conveyancing in Harrow Weald.
I recently had an offer accepted on a house in Harrow Weald. My mortgage broker recommended their conveyancers. I paid an advanced payment of £175. Shortly after, the conveyancer contacted me sheepishly admitting that they were not on the Virgin Money 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 Virgin Money 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.
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 Weald is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
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.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Harrow Weald solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 property lawyer 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 Harrow Weald postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Harrow Weald.
The deeds to my home can not be found. The lawyers who handled the conveyancing in Harrow Weald 10 years ago no longer exist. What are my next steps?
Gone are the days when you need to have the physical original deeds to prove you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.
I'm buying a new build house in Harrow Weald benefiting from help to buy. The sellers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not disclose to my solicitor about the deal as it will jeopardize my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Why is New Build conveyancing in Harrow Weald more costly?
Buying a new build premises is significantly distinct from the standard house purchase conveyancing in Harrow Weald. For a start developers ordinarily require contracts to exchange very quickly, so there is a lot of pressure on your property lawyer to ensure all is in order. Furthermore new build conveyancing often involve examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Lenders obligations are also more detailed. Given the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.