I am nearing exchange of contracts for my home in Uxbridge and the EA has just telephoned to say that the purchasers are swapping solicitor. The reason given is that the bank will only work with property lawyers on their approved list. On what basis would a major lender only work with certain law firms rather the firm that they want to choose for their conveyancing in Uxbridge ?
Banks have always had panels of law firms that can act for them, 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 acted for them for more than 15 years.
Lending institutions point to the increase in fraud as the reason for the pruning – criteria have been tightened as a smaller panel is easier to oversee. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Plenty of firms 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.
My brother and I have lately bought a house in Uxbridge. We have noticed several issues with the property which we consider were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been conducted as part of conveyancing in Uxbridge?
The question is not clear as to the nature of the problems and if they are unique to conveyancing in Uxbridge. Conveyancing searches and due diligence undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, the vendor answers a form referred to as a SPIF. answers turns out to be misleading, you could possibly take legal action against the owner 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 Uxbridge.
What will a local search inform me about the house my wife and I buying in Uxbridge?
Uxbridge conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search organisations for instance PSG The local search plays an important part in many a Uxbridge conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search should provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Uxbridge is the location of the property. Can you shed any light on this issue?
Flying freeholds in Uxbridge are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Uxbridge you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Uxbridge may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Should I be concerned by estate agents that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a High Street Uxbridge conveyancing firm?
As is the case with lots of service providers, often input from relatives can be most helpful. But there are lots of parties with a vested interest in a conveyancing transaction; estate agents, financial adviser and banks might all recommend lawyers to use. Sometimes the solicitors might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You are at liberty to appoint your preferred conveyancer. You need to be aware that many mortgage providers operate an approved list of lawyers you must use for the lender aspect of your conveyancing.
We are in the process of buying a flat in Uxbridge. Could our property lawyer have the amount we are are buying for private from sites such as Zoopla. How do I ensure this is not revealed?
HM Land Registry are legally bound to specify price paid data on the official title for residential properties nationwide which includes premises in Uxbridge. The register of title is an open document, so the Land Registry would be breaking the law excluded specific properties such as the one in Uxbridge.
In essence you can make a request of HM Land Registry to withhold the amount paid data however the response will be in the negative.