I am nearing exchange of contracts for my house in South Ruislip and the EA has just e-mailed to advise that the buyers are changing their conveyancer. I am told that this is due to the fact that the bank will only work with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only engage with specific solicitors rather the firm that they want to choose to handle their conveyancing in South Ruislip ?
Banks have always had panels of law firms they are willing to work with, but in recent years big names such as Nationwide, 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 point to the increase in fraud as the reason for the cull – criteria have been narrowed as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says 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 impact on this.
Last September we completed a house move in South Ruislip. We have noticed several issues with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been ordered as part of conveyancing in South Ruislip?
The question is not clear as to the nature of the problems and if they are relate to conveyancing in South Ruislip. Conveyancing searches and investigations undertaken during the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller completes a document referred to as a Seller’s Property Information Form. answers is inaccurate, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in South Ruislip.
As someone clueless as to conveyancing in South Ruislip what’s your top tip you can impart concerning the ownership transfer in South Ruislip
You may not hear this from too many lawyers but conveyancing in South Ruislip or throughout West London is often a confrontational experience. In other words, when it comes to conveyancing there exists lots of opportunity for conflict between you and others involved in the transaction. For example, the seller, property agent and even potentially your bank. Appointing a solicitor for your conveyancing in South Ruislip should not be taken lightly as your conveyancer is your adviser, and is the ONE party in the transaction whose role it is to protect your best interests and to keep you safe.
We are witnessing a worrying creep of a "blame" culture- someone has to be at fault for the process taking so long. We recommend that you your first instinct should be to trust your solicitor above all other parties when it comes to the legal assignment of property.
My husband and I are in the throws of looking at houses in South Ruislip and I am now considering a potential offer. Should I already have a conveyancer appointed at this point? I am planning to take a mortgage with Nottingham.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are getting a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.
About to purchase house in South Ruislip. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the South Ruislip conveyancing practitioner is on the Principality conveyancing panel.
After what seems like an age I have had an offer on a maisonette in South Ruislip accepted, the sellers do however have a tied purchase. The owners have offered on on an apartment, but it’s not been accepted yet, and are looking at other flats in the pipeline. I have instructed a high street conveyancing solicitor in South Ruislip. What should be my next step? When should I get the mortgage application with Lloyds started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, South Ruislip conveyancing search fees, etc). First, you must ensure that your property lawyer is on the Lloyds approved list. As to the next stages this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. In a hot market many buyers would apply for the mortgage with Lloyds and pay for the valuation and only if it comes back ok would they ask their solicitor to move forward with the conveyancing in South Ruislip.
About to purchase a new build apartment in South Ruislip. 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 legal work.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in South Ruislip
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
A conveyancing company dealt with my conveyancing in South Ruislip seven years past and was holding my deeds but has since been shut down – how do I get hold of these?
Title deeds, as such, no longer exist as the majority of homes in South Ruislip are archived digitally at Land Registry. Should you need to establish evidence of proprietorship or are disposing of or refinancing your conveyancer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.