I am buying a house without a mortgage in Highams Park. I have lived for the last 15 years in Highams Park. Conveyancing searches are expensive. As I know the road and vicinity very well must I have all the conveyancing searches?
In the absence of a home loan, then almost all of the Highams Park conveyancing searches are at your discretion. Your lawyer will try and sway you, perhaps strongly, that you should have searches carried out, but he has a professional duty to do this. One thing to take into account; if you are intend to dispose of the house at a future date, it will be of interest to your future purchaser what the searches contain. Sometimes premises with no practical issues can still reveal negative search results. A competent conveyancing solicitor in Highams Park should provide you some helpful guidance concerning this.
Can your site be used to recommend a Conveyancing solicitor in Highams Park even if I’m not purchasing or disposing of a house, for instance where I intend to acquire an office in Highams Park with a loan from Halifax?
Our comparison service is predominantly used to locate domestic conveyancing solicitors in Highams Park but we have set out at the bottom of this page some Highams Park commercial conveyancing firms. You should make contact with the solicitors directly to establish if they are also authorised to represent Halifax
My property lawyer in Highams Park has never been on on the Bank of Ireland Solicitor Panel. Can I still continue with my family solicitor even though they are not on the Bank of Ireland panel?
The limited options available to you here include:
- Carry on with your preferred Highams Park lawyers but Bank of Ireland will need to instruct a conveyancer on their panel. This will inevitably rack up the total legal fees as well as cause frustration.
- Get an alternative lawyer to to deal with the purchase, not forgetting to check they are on the Bank of Ireland panel
Is it the case that all Highams Park CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing list of approved firms?
Some major banks and building societies now make use of CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
We previously chose conveyancers based in Highams Park on the Coventry BS solicitor panel. They have just invoiced me an additional charge for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee set by Coventry BS?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to levy a fee for this. This fee is not set by Coventry BS but by your Highams Park property lawyer. Some firms on the Coventry BS panel will quote ’dealing with mortgage’ fee but some practices include it on their overall fee.
Completion of my purchase has taken place for my property in Highams Park. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Should our conveyancer be raising questions regarding flooding as part of the conveyancing in Highams Park.
Flooding is a growing risk for solicitors carrying out conveyancing in Highams Park. There are those who acquire a property in Highams Park, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to give advice on flood risk, but there are a number of checks that can be initiated by the purchaser or on a buyer’s behalf which can figure out the risks in Highams Park. The conventional set of property information forms supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to find out whether the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser may issue a legal claim for losses as a result of such an inaccurate answer. The purchaser’s lawyers should also order an enviro search. This should indicate whether there is a recorded flood risk. If so, further inquiries will need to be initiated.
Have completed on a a detached house in Highams Park , how long should it take for the Land Registry to register the transfer to my name? My Highams Park conveyancing solicitor works at snail pace, so I want to be sure that my purchase is recorded.
As far as conveyancing in Highams Park registration is no quicker or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can adjust according to the party submitting the application, whether there are errors and whether the Land registry have to notify any interested parties. At present roughly 80% of submission are completed in less than three weeks but occasionally there can be protracted delays. Historically registration occurs after the new owner has moved in to the premises thus registration formalities is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers must speak with the land registry and explain the circumstances.