I had intended to instruct a property lawyer in Ickenham for our house purchase. Our broker informed us that our bank Barnsley Building Society won't deal with them. Surely this is unfair competition?
Before the recession most banks had an appetite for risk which was higher than today. Almost all Ickenham conveyancing firms would have been on most bank panels. The FSA in 2010 carried out a thematic review into mortgage fraud which concluded: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms about their operations and the individuals who work for them as well as establishing certain criteria such a completing on a minimum number of transactions. Many Ickenham conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Ickenham is one of the many locations where the solicitors showing on our search results are are authorised to act for Barnsley Building Society.
I just bought a flat at auction in Ickenham. Conveyancing is necessary. What are my next steps?
Having legally bound yourself to purchase you should instruct a conveyancing lawyer soon as you now have a tight deadline in which to complete the deal. All auction property will have a corresponding legal pack. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the auction pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to a leasehold property. You must hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that your finances are in order to complete on the date specified in the contract.
My wife and I have organised a further advance on our home loan from Principality as we want to carry out renovations to our property in Ickenham. Do we need to select a local Ickenham solicitor on the Principality conveyancing panel to handle the legals?
Principality don't usually appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality list.
I am currently in the process of buying my council flat in Ickenham. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
I require fast conveyancing in Ickenham as I am faced with an ultimatum to exchange contracts within 3 weeks. Luckily I do not require a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?
As you are not obtaining a home loan you have the choice not to have searches carried out although no law firm would suggest that you don't. With plenty of history conveyancing in Ickenham the following are examples of issues that can be revealed and adversely affect the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...
Just had an offer accepted on a new build flat in Ickenham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ickenham
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I opted to have a survey completed on a house in Ickenham ahead of instructing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some mortgage companies will not give a mortgage on such a house.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ickenham. Conveyancing may be slightly more expensive based on your lender's requirements.
My father has suggested that I use his lawyers for conveyancing in Ickenham. Should I use them?
No doubt the best way to choose a conveyancing solicitor is to get referrals from friends or relatives who have actually experience in using the solicitor you're are thinking of instructing.