My financial adviser requires my New Southgate solicitor’s panel member for the Lloyds conveyancing panel. What is the best way to obtain this. I have contacted my local New Southgate branch but they have not got back to me yet.
The sensible thing to do is ask for this information from your New Southgate conveyancing practitioner . They should have a central record lender panel numbers.
The New Southgate conveyancing firm handling our New Southgate conveyancing has spotted an inconsistency between the information in the home valuation survey and what is in the title deeds. My lawyer says that he is duty bound to ensure that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s approach right?
Your solicitor must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
Are the BSA planning on creating a search tool with a view to list practices on the Norwich and Peterborough Building Society conveyancing panel for example in New Southgate?
We are not aware of any intention on the part of the BSA to develop such a register.
We are planning to move property in March. Does my conveyancing solicitor update the removal company on the completion day. As an aside, can you suggest a removal company in New Southgate. Conveyancing lawyer was organised before I stumbled across your page.
On the afternoon of completion you can collect the keys from your property agent however this should only be done when the sellers conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. Subsequently you should tell the removal company that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you find a conveyancing in New Southgate or a legal practice with expertise in conveyancing in New Southgate.
My conveyancer has informed me that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in New Southgate?
The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a New Southgate lawyer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I used Wolstenholmes a few years past for my conveyancing in New Southgate. I now require my file but the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in New Southgate of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. New Southgate is the location of the property. Can you offer any guidance?
Flying freeholds in New Southgate are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in New Southgate you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Southgate may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.