We are only a couple days away from an exchange on a flat in Hendon and my parents have transferred the ten percent deposit to my conveyancing practitioner. I am now informed that as the deposit has not arrived from me my property lawyer needs to disclose this to my bank. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company about my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to be an issue?
The property lawyer is legally required to check with mortgage company to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
Please explain the implications if my lawyer’s firm is removed from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Hendon?
First, this is very unlikely to happen. 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.
Have just purchased a repossessed house at auction in Hendon. Conveyancing is necessary. What happens now?
Given that you are now exchanged you now have to hire the services of a conveyancing solicitor quickly as you now have a fast approaching a drop dead date to complete the property. Every auction property will ordinarily have a corresponding legal pack. This should include evidence of title and search results. Where you are dealing with leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to leasehold premises. You must hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.
Are all Hendon Conveyancing Quality Solicitors on the RBS conveyancing panel?
A selection of lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
After much negotiation I have agreed a price on an apartment in Hendon. My mortgage broker suggested a conveyancing practitioner. I paid an on account payment of £175. Shortly after, the lawyer called me embarrassingly acknowledging that they were not on the Skipton 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 Skipton 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 need some fast conveyancing in Hendon as I am under an ultimatum to sign on the dotted line in less than one month. A mortgage is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a cash buyer you are at liberty not to have searches carried out although no law firm would suggest that you don't. Drawing on our experience of conveyancing in Hendon the following are examples of what can be revealed and therefore affect future saleability: Enforcement Actions, Outstanding Fees, Outstanding Grants, Road Schemes,...
My wife and I purchased a semi-detached Georgian house in Hendon. Conveyancing lawyer acted for me and Barnsley Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for 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 Hendon and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing practitioner who conducted the work.
I'm refinancing my primary home to a BTL mortgage with Platform Home Loans Ltd and I will use the rest of the raised equity as a deposit on further house. The neighborhood we are interested in is Hendon. Will your solicitors be able to act for both sets of mortgage companies and link together the two deals?
Do use our search tool on this page to ensure that the solicitors are on the appropriate lender panels. On the basis that they are the lawyer will be able to connect the two transactions but you should have a chat with you conveyancer and specify your expectations and needs.