I am selling my home in Ruislip Manor and the estate agent has just telephoned to warn that the purchasers are swapping conveyancer. The excuse is that the bank will only engage with property lawyers on their approved list. Why would a big named lender only work with specific law firms rather the firm that they want to select for their conveyancing in Ruislip Manor ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in the last few years big names such as HSBC, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for more than 15 years.
Mortgage companies blame a rise in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are not going to have any sway in the decision.
In the event thatI were to acquire a freehold propertyin Ruislip Manor mortgage fee and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Ruislip Manor?
Any savings you would make will be isolated to the Ruislip Manor conveyancing searches. A conveyancer is obliged to do the vast majority of work - money laundering, communicating with your sellers conveyancer, stamp duty submission, register the ownership etc. You might save a bit for them not having to register a charge however it will not be meaningful.
I am mortgaging my property in Ruislip Manor, does my lawyer have to be on the Leeds Building Society Conveyancing panel?
In theory, you could use a solicitor that is not on the Leeds Building Society conveyancing panel, but Leeds Building Society would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
4 months have gone by following my purchase conveyancing in Ruislip Manor completed. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Just had an offer accepted on a new build apartment in Ruislip Manor. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ruislip Manor
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared.
As co-executor for the estate of my grandfather I am selling a house in Monmouth but I am based in Ruislip Manor. My conveyancer (approximately 260 kilometers from meneeds me to sign a stat dec ahead of completion. Could you suggest a conveyancing lawyer in Ruislip Manor to witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are Ruislip Manor based