My husband and I are hoping to buy a 1 bedroom flat in Pinner Green with a mortgage from Bank of Scotland.We use our Pinner Green conveyancing practitioner but Bank of Scotland advised that her practice is not listed on their "panel". We have to appoint a Bank of Scotland panel lawyer or keep our preferred solicitor and fork out for a Bank of Scotland panel lawyer to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The home loan issued to you contains various provisions, a common one being that solicitors must be on the Bank of Scotland approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could find 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. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Bank of Scotland
If you had a top tip for choosing a conveyancing solicitor in Pinner Green what would it be?
It would be unwise to be swayed by the lowest Pinner Green conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
My conveyancer has informed me that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Pinner Green?
The appropriate level of lack of building regulations indemnity insurance depends on who your lender is. It would differ for example between National Westminster Bank and Chelsea Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.
After shopping around on the internet I have found a Pinner Green conveyancing practitioner having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pinner Green postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Pinner Green.
I used Wolstenholmes a few years past for my conveyancing in Pinner Green. I now require my papers however the law firm is no longer operating. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Pinner Green of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a ground for flat up to £235,500 and found one round the corner in Pinner Green I like with a park and railway links nearby, however it's only got 52 years on the lease. I can't really find anything else in Pinner Green suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage that many years will likely be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
As co-executor for the estate of my uncle I am disposing of a residence in Neath but live in Pinner Green. My conveyancer (who is 300 miles from merequires that I sign a statutory declaration prior to the transaction finalising. Could you suggest a conveyancing lawyer in Pinner Green who can attest this legal document for me?
strictly speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are located in Pinner Green
The property lawyers carrying out our conveyancing in Pinner Green has sent papers to review that indicate that the property is unregistered with epitome documents. Surely all houses in Pinner Green are registered?
It is a rare occurrence indeed to find property in Pinner Green not to be registered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Pinner Green conveyancing solicitors should be capable of dealing with this type of conveyancing but in the event that uncertainty reigns the conventional proposition presently is for the seller’s conveyancer to register it first and then sell - this will predictably result in a drawn-out home move.