I am about to complete buying a house in Neasden but as a consequence of wreckage from a small fire at the property I have managed to agree reparation from the current proprietors in the sum of £2k by way of a deduction in the price. This was going to be dealt with as part of the conveyancing process but RBS are not allowing this. Should they have been notified?
Any lawyer that is on the RBS conveyancing panel is required to disclose to RBS of any changes to the sale price. If you prohibit your conveyancer to notify the reduction to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new conveyancing practitioner for your conveyancing in Neasden.
It is a dozen years since I purchased my house in Neasden. Conveyancing lawyers have just been appointed on the sale but I can't locate my title deeds. Will this cause complications?
You need not be too concerned. Firstly there is a chance that the deeds will be retained by the mortgage company or they may be in the possession of the lawyers who acted in the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Neasden relates to registered property but in the unlikely event that your home is not registered it adds to the complexity but is resolvable.
I am purchasing a victorian detached house in Neasden. The intention is to an extension at the rear at the property.Will the conveyancing process involve enquiries to ascertain if these alterations were previously refused?
Your solicitor should check the registered title as conveyancing in Neasden will on occasion reveal restrictions in the title documents which restrict certain alterations or necessitated the consent of another owner. Certain additions require local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
Are all Neasden Conveyancing Quality Solicitors on the Nottingham conveyancing list of approved solicitors?
A selection of lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation 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 conveyancing solicitors.
Is it the case that all Neasden solicitor practices on the RBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the RBS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many banks do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
I purchased my house on 9 November and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Neasden said it would be recorded in less than a month. Are properties in Neasden uniquely lengthy to register?
As far as conveyancing in Neasden is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether there are errors and whether the Land registry must send notices to any 3rd parties. As of today approximately three quarters of such applications are fully dealt with in less than three weeks but some can be subject to extensive delays. Registration occurs after the new owner is living at the property so post completion formalities is not usually primary concern but where there is a degree of urgency associated with the registration then you or your lawyers should contact the land registry and explain the circumstances.
We are 17 days into a residential purchase having been referred to a firm by the estate agent to handle our conveyancing in Neasden. I am not happy. Could you you assist me in finding new conveyancers?
They would need to be really bad to suggest replacing them. Has the loan offer been generated? If so you must advise them of the new contact details and have the offer are re-issued. The conveyancer should be on the mortgage company panel to avoid added costs and complications. So that should be your first question of the new conveyancers. Our find a solicitor tool can assist you in finding a lender approved solicitor for your conveyancing in Neasden
Is planning permission required to split a single dwelling into two appartments in Neasden? This has occurred to a property opposite to a relative in Neasden and was ignorant of the conversion until after the works were finished.
Planning consent is required for splitting a single dwelling in Neasden into flats but possibly not for converting once again to single dwelling-house so, in answer to your query, yes.