I am one month into the sale of my apartment in Ickenham and the estate agent has just telephoned to say that the buyers are changing their solicitor. I am told that this is due to the fact that the lender will only work with property lawyers on their conveyancing panel. On what basis would a big named mortgage company only deal with certain law firms rather the firm that they want to appoint to handle their conveyancing in Ickenham ?
Banks have always had an approved set of law firms that can act for them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 25 years.
Lenders blame a rise in fraud as the reason for the reduction – criteria have been narrowed as a smaller panel is easier to keep an eye on. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are unlikely to have any impact on this.
Should commercial conveyancing searches disclose proposed roadworks that could affect a commercial land in Ickenham?
Its becoming the norm that commercial conveyancing solicitors in Ickenham will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Ickenham. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ickenham.
For every commercial conveyancing transaction in Ickenham it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Ickenham commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Ickenham.
three months have gone by since my purchase conveyancing in Ickenham took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the guidance of my in-laws I had a survey completed on a property in Ickenham ahead of appointing conveyancers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some lenders may not grant a loan on this type of property.
It depends who your proposed lender is. Santander has different requirements for example to Halifax. If you call us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Ickenham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ickenham to see if the conveyancing costs will increase in light of this.
Should I choose a Ickenham conveyancing solicitor in close proximity to the house I am purchasing? I have an old university friend who can execute the conveyancing however his firm is located a couple of hundredmiles away.
The benefit of a high street Ickenham conveyancing practice is that you can attend the office to sign documents, deliver your identification documents and apply pressure on them where appropriate. Having local Ickenham know how is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and in the main were content that should outweigh using an unfamiliar Ickenham conveyancing lawyer just because they are round the corner.
For various reasons I am unable to get to my Ickenham conveyancing lawyers office to sign documents for conveyancing in Ickenham – is this a problem?
Not a problem. Ickenham conveyancing solicitors can deal with home moves for clients nationally. It is not necessary for you to be able to be present a Ickenham conveyancers office. Almost all property lawyer can deal with all communications via post, email, telephone and fax.