I am purchasing a property mortgage free in West Barnes. I have resided for the previous 15 years in West Barnes. Conveyancing searches are exorbitant. As I have knowledge of the road and vicinity very well must I have all the conveyancing searches?
Provided that you do not need a mortgage, then the vast majority of the West Barnes conveyancing searches are non-obligatory. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches done, but she has a professional duty to do this. One thing to take into account; if you are likely to sell the house at a future date, it could be of importance to your future buyer what the searches contain. There are plenty of instances where premises with day to day issues can still throw up unexpected search results. A good conveyancing solicitor in West Barnes should be able to give you some sensible advice concerning this.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Lloyds Solicitor panel ahead of completing my conveyancing in West Barnes?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am the sole recipient of my late mum's estate with all property in now in my sole name, including the my former home in West Barnes. Conveyancing formalities meant that the Land Registry date was in July. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my property ownership will be treated the same way as if I'd bought the property in July. Will no one buy the property for half a year?
The CML handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. Most banks would take a pragmatic view as this requirement principally exists to identify subsales or the quick reselling of properties.
The formalities of my purchase has taken place for my property in West Barnes. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Our sealed bid on a house in West Barnes has been agreed to, the vendors do nevertheless have a connected purchase. The vendors have put an offer on somewhere, but it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have chosen a high street conveyancing solicitor in West Barnes. What should be my next step? At what point should I apply for the mortgage with Principality?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then valuation, West Barnes conveyancing search fees, etc). First, you must check that your property lawyer is on the Principality approved list. Concerning the next steps this very much dictated by the circumstances of your case, motivation for this property and on the state of the market. In a buoyant market many home buyers will apply for a home loan with Principality and arrange for the valuation and only if it was satisfactory would they request their property lawyer to press on with searches.
I used Arc property Solicitors several years ago for my conveyancing in West Barnes. Now, I need my documents but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in West Barnes of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what should have been a simple, no chain conveyancing. West Barnes is where the house is located. Can you offer any assistance?
Flying freeholds in West Barnes are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside West Barnes you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in West Barnes 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 residence.
Finally, a mortgage offer from a mortgage company for the remortgage of my 3 bedroom garden flat is coming imminently. Are you able to suggest an efficient remortgage conveyancing solicitor in West Barnes ?
You have come to the wrong place to search for the cheapest conveyancing solicitors in West Barnes. Our goal is to offer cost effective conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing companies offering £99 conveyancing in West Barnes.In your best case scenario, in going for cheap conveyancing, you will end up with what you pay for and at worst you will end up being stung for additional fee and still not get the service you were looking for.