Unfortunately I am unable to travel far from Shacklewell. What is the rationale as to why all Shacklewell property lawyers aren't included on all mortgage company panels?
Pre- 2008 most lenders exhibited an attitude to risk which is different from today. The FSA in 2010 conducted a thematic review into fraud which concluded: know the lawyers on your panel. Consequently, banks have subsequently looked to extract more information from law firms about their processes and the staff employed by them and set certain criteria such as completing a minimum number of transactions. Hundreds of firms have found themselves excluded from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms were never going to satisfy the minimum amount of transactions the lenders insisted on.
We are buying a detached bungalow in Shacklewell. We would like to carry out a loft conversion at the property.Will legal due diligence on the property include investigations to see if these alterations were previously refused?
Your property lawyer should check the deeds as conveyancing in Shacklewell will on occasion identify restrictions in the title deeds which prevent categories of works or necessitated the consent of another owner. Many extensions require local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
Are all Shacklewell Conveyancing Quality Solicitors on the Nationwide conveyancing list of approved practices?
Some major banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
Completion of my purchase has taken place for my property in Shacklewell. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
About to purchase a new build flat in Shacklewell. 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 are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Shacklewell
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Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please confirm the Lease plans are architect prepared.
Due to the advice of my in-laws I had a survey completed on a property in Shacklewell ahead of retaining solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies tend not grant a mortgage on this type of property.
It varies from the lender to lender. Santander has different instructions from Halifax. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shacklewell. Conveyancing will be smoother if you use a solicitor in Shacklewell especially if they are acquainted with such properties in Shacklewell.
I'm refinancing my primary house to a BTL loan with Accord Mortgages Ltd and intend to use the remaining equity as a deposit on another property. The location we are interested in is Shacklewell. Will your lawyers be able to act for the two mortgage companies and tie in the two deals?
Make use of our comparison tool on this page to ensure that the solicitors are approved by both banks. Assuming that they are the lawyer will be able to connect the two transactions but you should talk with you solicitor and communicate your expectations and needs.
We are soon to buying a property in Shacklewell. Could the conveyancing practitioner keep the amount we are are buying for private from sites such as Zoopla. How can this be done?
HMLR by statute are required to note price sold data on the official title for residential properties countrywide including homes in Shacklewell. The register of ownership is a public document, so HM Land Registry would be breaking the law if they failed to grant access to the register.
In essence you can make a request of the Land Registry to hide the amount paid data yet the answer would be in the negative.