How up to date is your search tool for Ponders End conveyancing solicitors on the Nottingham conveyancing panel? Do Nottingham send you an updated list?
Ponders End conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.
My Solicitor in Ponders End has never been on on the Lloyds TSB Bank Approved Panel. Is it possible for me to use my family solicitor notwithstanding that they are not on the Lloyds TSB Bank panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Ponders End lawyers but Lloyds TSB Bank will need to instruct a lawyer on their list of acceptable firms. This will result in additional total conveyancing charges as well as result in delays.
- Find an alternative solicitor to act in the conveyancing, obviously checking they are on the Lloyds TSB Bank panel
My aunt advised me that in buying a property in Ponders End there could be a number of restrictions prohibiting external alterations to the property. Is this right?
There are a number of properties in Ponders End which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Ponders End should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to lenders such as Coventry BS, do Ponders End conveyancers incur a fee to be on the conveyancing panel?
We are not aware of any bank fees to register on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
Is it the case that all Ponders End solicitors on the Nationwide conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.
I am purchasing a house and the conveyancer has raised the issue of Chancel Repair for which the house may be liable because it falls into the area of such a church. She has mentioned insurance. Is this really warranted for conveyancing in Ponders End
Unless a previous acquisition of the house completed post 12 October 2013 you may assume that conveyancing practitioners carrying out conveyancing in Ponders End to remain recommending a chancel search and or insurance against a claim.
How does conveyancing in Ponders End differ for newly converted properties?
Most buyers of new build property in Ponders End come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is finished. This is because developers in Ponders End tend to buy the site, 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 property lawyers 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 Ponders End or who has acted in the same development.
I have just started marketing my garden apartment in Ponders End.Conveyancing has not commenced but I have recently received a quarterly maintenance charge invoice – Do I pay up?
The sensible thing to do is clear the invoice as usual as all ground rent and service charges should be allottedas part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process