I am obtaining a mortgage with Nat West. I hope to enlist the help of a Licensed Conveyancer in Northolt. Does the Nat West Solicitor panel include Licensed Conveyancers?
The Nat West conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Last July we completed a house move in Northolt. We have noticed several problems with the house which we consider were omitted in the conveyancing searches. What action can we take? Can you clarify the type of searches that should have been conducted as part of conveyancing in Northolt?
The query is not clear as what problems have arisen and if they are specific to conveyancing in Northolt. Conveyancing searches and due diligence initiated as part of the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor answers a document called a Seller’s Property Information Form. answers proves to be inaccurate, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Northolt.
When it comes to lenders such as Barclays, do Northolt solicitors have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Northolt conveyancer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being a right pain. The Northolt solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Northolt differ for new build properties?
Most buyers of new build residence in Northolt come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is completed. This is because builders in Northolt usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Northolt or who has acted in the same development.
What tools are available to locate a Northolt law firm on the Nationwide Building Society conveyancing panel? I am a keen cyclist and am prepared to travel upto 10miles to meet the conveyancer.
You can use the facility on this page. Please select a mortgage company and your location and you will see a number of Northolt conveyancing lawyers located nearest you. We have listed some Northolt conveyancing firms at the bottom of this page and you can call them to check whether they are on the Nationwide Building Society panel
What happens where there is an issue with one of the searches for our conveyancing in Northolt?
Usually, most issues disclosed in Northolt conveyancing search results can be addressed in advance of completion or title insurance may be put on cover. You should note that even though you are buying the property and may be willing to accept the search results, your lender may not, and ultimately have the final decision.