I can't travel far from Westbury Park. Can you please spell out why all Westbury Park conveyancing practitioners are not on all lender panels?
Mortgage Companies ordinarily restrict either the nature or volume of conveyancing practices on their panel. Typical examples of such restriction(s) being that the firm is required to have two or more partners. As well as restricting the nature of firm, some building societies made a decision to restrict the number of firms they use to represent them. You should note that mortgage companies have no accountability for the quality of advice supplied by any Westbury Park lawyer on their approved list. Mortgage fraud was the main trigger for the reduction of conveyancing panels a few years ago even though there are differing assessments concerning whether solicitors sat at the center of that fraud. Statistics published by HMLR reveal that thousands of law practices only transact one or two conveyances a year. Those vindicating conveyancing panel consolidation ask why law firms should have the right to be on a bank panel when it is apparent that property law is not their primary expertise?
As a novice what is the most important piece of guidance you can give me about purchase conveyancing in Westbury Park?
You may not hear this from too many lawyers but conveyancing in Westbury Park and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is plenty of opportunity for conflict between you and others involved in the ownership transfer. For example, the vendor, estate agent and on occasion your bank. Appointing a solicitor for your conveyancing in Westbury Park is a critical decision as your conveyancer is your adviser, and is the ONLY person in the transaction whose role it is to act in your legal interests and to keep you safe.
Every so often a potential adversary may try and sway you that you should follow their advice. For instance, the property agent may claim to be assisting by claiming that your lawyer is slow. Or your mortgage broker may try to convince you to do something that is against your solicitors guidance. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
Is it the case that all Westbury Park CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved firms?
Some major banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
I currently have a mortgage with Santander for my property in Westbury Park. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Santander must be informed of your intention prior to letting out your property as this is likely to be a breach of Santander’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. It should not be necessary to do this via a Santander conveyancing panel lawyer.
I am selling my apartment. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being difficult. The Westbury Park solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I used Action Conveyancing a few years past for my conveyancing in Westbury Park. I now require my papers but the law firm has closed. What do I do?
Do 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 Westbury Park of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one round the corner in Westbury Park I like with a park and transport links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Westbury Park in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a home loan the remaining unexpired lease term will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
I've found a house that appears to be perfect, at a reasonable figure which is making it all the more appealing. I have just been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Westbury Park. Conveyancing lawyers have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Westbury Park ?
Most houses in Westbury Park are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Westbury Park so you should seriously consider looking for a Westbury Park conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a leaseholder you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the freeholder’sconsent to carry out alterations. You may also be required to pay a contribution towards the upkeep of the communal areas where the house is part of an estate. Your lawyer should advise you fully on all the issues.