How do I search for the right lawyer to supply a first class service for my conveyancing in Shacklewell?
Option 1 is to ask the people you trust whom they would instruct.
Option 2 is to look on the web for conveyancing in Shacklewell. Phone two or three listed and ask them to email you their conveyancing quote and discuss your needs with the solicitor who will conduct the legal process ahead ofcommitting.
Option 3 is to make use of this site to help you find the right solicitors for you based on your own expectations including location,speed, complications and who the proposed lender is. Avoid the trap of appointing £100 conveyancing in Shacklewell
Is it correct that all Shacklewell CQS (Conveyancing Quality Scheme) solicitors are on the Leeds Building Society conveyancing panel?
Some major lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
We had appointed conveyancers locally in Shacklewell on the RBS solicitor panel. They are now charging me a separate charge for dealing with the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancer may charge a fee for this. The charge is not dictated by RBS but by your Shacklewell conveyancing practitioner. Numerous firms on the RBS panel will quote ’dealing with mortgage’ fee and others do not.
I can not work out if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Shacklewell building society branch on various occasions and was told it wasn't an issue and they will lend. My Shacklewell conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they would not lend in accordance with their published requirements. Who do I believe?
Your solicitor 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 lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My wife and I own a 4 bedroom Edwardian property in Shacklewell. Conveyancing solicitor represented me and Leeds Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Shacklewell 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 lenders. You can also question the position with the conveyancing lawyer who completed the work.
I am buying a new build house in Shacklewell with a loan from Yorkshire Building Society. The sellers would not move on the amount so I negotiated £7000 of additionals instead. The estate agent told me not inform my lawyer about the side-deal as it will affect my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a house in Shacklewell prior to appointing lawyers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some banks tend refuse to issue a mortgage on such a property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. Should you wish to call us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Shacklewell. Conveyancing may be slightly more expensive based on your lender's requirements.
I am planning to acquire a house and need a conveyancing solicitor in Shacklewell who is on the mortgage company conveyancing panel. Can you recommend a Shacklewell or local Shacklewell solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who conduct conveyancing in Shacklewell. We dont recommend any particular solicitor.