My husband and I are intent on buying a ground floor flat in South Harrow. My property lawyer has never been on on the bank conveyancing list. Am I still permitted to use my South Harrow conveyancing solicitor even though they are not on the lender approved list?
Various options include
- Proceed with your chosen South Harrow solicitor but your lender will need to appoint a conveyancing practitioner on their conveyancing panel. This will result in additional fees together with likely delay.
- Get a new property lawyer to act in the purchase, ensuring that they are on the lender conveyancing panel.
- Convince your solicitor to attempt to join the mortgage company panel
I am in a contract race with another prospective purchaser for a property in South Harrow. What can I do to speed up matters?
First, If the seller is applying a tight deadline to complete it is highly recommended that your solicitor is familiar with the area as they will make use of local relationships and knowledge. It is even conceivable that they may have handled otherhouses in the same road. Therefore consider using a South Harrow conveyancing firm. In addition, check that the conveyancing firm is on the on the approved list for your mortgage company. It is understood that 18% of South Harrow conveyancing deals are held up or jeopardised after discovering a purchaser’s solicitor was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the transaction being held up by an average of 21 days. It is believed that this issue affects approximately one hundred thousand home sales every year. Many South Harrow conveyancing firms can not represent certain banks so do check at the outset.
If you had a top tip for selecting a conveyancing solicitor in South Harrow what would it be?
Do not opt for the cheapest South Harrow conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
Can I be sure that the South Harrow conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in South Harrow obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor carrying out your conveyancing.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a South Harrow solicitor on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Leeds Building Society mortgage from the register. Leeds Building Society, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Will commercial conveyancing searches disclose proposed roadworks that may impact a commercial premises in South Harrow?
Many commercial conveyancing solicitors in South Harrow will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in South Harrow. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in South Harrow.
For each commercial conveyancing transaction in South Harrow it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to South Harrow commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in South Harrow.
Are there restrictive covenants that are commonly picked up during conveyancing in South Harrow?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in South Harrow. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in South Harrow differ for newly converted properties?
Most buyers of new build premises in South Harrow come to us having been asked by the developer to exchange contracts and commit to the purchase even before the property is finished. This is because developers in South Harrow tend to acquire the real estate, 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 conveyancing solicitors 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 South Harrow or who has acted in the same development.