We are buying a 1 bedroom flat in West Harrow with a mortgage. We have a West Harrow solicitor, however the bank says she’s not on their "panel". It appears that we have little option but to use one of the lender panel conveyancing practices or continue with our West Harrow conveyancer as well as pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your West Harrow conveyancing solicitor to apply to be on the conveyancing panel.
The owners have rather brash sellers who has suggested a preliminary contract with a down payment two thousand pounds. Is it wise to enter into such agreements?
Lock out agreements are contracts between a home seller and purchaser granting the buyer a ‘clear field’ to purchase the premises within a prescribed time frame. For all intents and purposes, a lock out agreement is a contract stating that you should receive a contract at a later date being the main conveyancing contract. It is generally utilised for buyer assurance though in some cases, the seller may stand to benefit from such agreements as well. There are numerous pros and cons to using them but you need to check with your conveyancer but beware that it may end up incurring more in conveyancing charges. For this these agreements are not popular in relation to conveyancing in West Harrow.
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather use a high street conveyancing solicitor in West Harrow?
You should check but the the probability is that appoint one of their panel lawyers if you accept the "fee-free" incentive. Contact the lender to determine if they allow a monetary alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near West Harrow.
Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial property in West Harrow?
Many commercial conveyancing solicitors in West Harrow will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in West Harrow. The report sets out 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 West Harrow.
For every commercial conveyancing transaction in West Harrow it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may cause delays to West Harrow commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in West Harrow.
I used Stirling Law several years past for my conveyancing in West Harrow. I now require my papers however cannot find the solicitor. What do I do?
You should call 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 Harrow of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm buying my first flat in West Harrow benefiting from help to buy. The sellers refused to budge the amount so I negotiated 6k of additionals instead. The property agent advised me not disclose to my conveyancer about this side-deal as it may adversely affect my mortgage with the bank. Should I keep quiet?.
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.