I decided to go with a Northolt based solicitor for my conveyancing in Northolt last week. Upon checking the official terms of business it is apparent thatI am liable for costs even where the conveyance does not complete. Would I be best advised to select an internet solicitor practice promoting no-sale-no-fee conveyancing in Northolt?
It is usually ‘give and take’ in that if "No Completion No Fee" is available then the fee levels will tend to be be higher to offset those conveyances that abort. Please beware that such schemes rarely protect you from disbursements such your Northolt conveyancing search expenses.
we are a couple who are purchasing a newbuild apartment in Northolt with a homeloan from HSBC Bank.We have a Northolt conveyancing practitioner but HSBC Bank informed us he's not on their "panel". we are left little option but to use a HSBC Bank panel firm or keep our preferred solicitor and pay for a HSBC Bank panel lawyer to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The loan offered to you is subject to its terms and conditions, one of which will be that conveyancers will be on the HSBC Bank conveyancing panel. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for HSBC Bank
Is it correct that all Northolt CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?
Some major banks and building societies now use the accreditation scheme as the kick off 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 solicitors wishing to join their panels.
is it true that all Northolt conveyancing solicitors on the RBS conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the RBS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Some lenders do list licenced conveyancers on their panel in which case such practice would be overseen by the CLC.
After months of negotiation I have agreed a price on an apartment in Northolt. My financial adviser recommended their conveyancers. I paid an advanced payment of £150. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Co-operative conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Co-operative panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I appreciate that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when buying a house in Northolt? or I am told that there is a law dating back centuries that could mean that house owners living in a parish church boundary may be liable to contribute towards maintenance towards the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Northolt?
Unless a prior acquisition of the property took place post 12 October 2013 you may assume that solicitors delivering conveyancing in Northolt to continue to propose a a chancel search and or chancel repair liability insurance.
Are there restrictive covenants that are commonly identified as part of conveyancing in Northolt?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Northolt. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been on the look out for a flat up to £245,000 and found one close by in Northolt I like with a park and railway links nearby, the downside is that it's only got 61 remaining years left on the lease. I can't really find anything else in Northolt in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan that many years will likely be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.