I have a decision in principle. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel lawyer as I would prefer to appoint a specialised conveyancing solicitor in Ponders End?
Do check but the chances are that appoint one of their panel lawyers where you want the "fee-free" incentive. Call the lender and explore if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor near Ponders End.
Please help - my lawyer says that lack of building regulations insurance is required on my purchase. What is the level of cover for Ponders End conveyancing?
The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and The Royal Bank of Scotland. Conveyancing lawyers as opposed to borrowers take out such policies.
It is not clear whether my bank requires a lease extension. I have called into my local Ponders End building society branch on numerous occasions and was told it wasn't a problem and they will lend. My Ponders End conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancing practitioner has to follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being difficult. The Ponders End solicitor who is on the Virgin Money conveyancing panel is saying indemnity insurance will be fine but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
My wife and I are selling our home in Ponders End and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the purchasers are using a web based conveyancing firm rather than a conveyancing solicitor in Ponders End. Having lived in Ponders End for 5 years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Me and my brother have a 4 bedroom Edwardian property in Ponders End. Conveyancing solicitor represented me and Leeds Building Society. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the matching property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ponders End and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing solicitor who conducted the conveyancing.
I am a sole trader intending to lease a unit on a shopping parade. Can you recommend solicitors offering competitive costs for commercial conveyancing in Ponders End for under £2000?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Ponders End, including the disposal and acquisition of businesses as well as simply property. If you are looking to acquire or dispose of a shop, pub, restaurant, office, retail unit or a complete business we can find you the right firm. Regarding the fees these will vary based on the structure and terms of the proposed transaction. Let us have your contact information or phone so as to enable us to furnish you with a fixed commercial conveyancing quote.
What can I do where I am unhappy with the solicitor who handled my conveyancing in Ponders End?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that sometimes matters do not go as planned. Nevertheless there is recourse if you were not happy with your conveyancing in Ponders End. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their regulator. If things still aren’t sorted out you may consider enlisting the help of the Legal Ombudsman.