I am considering remortgaging my flat in Arnos Grove, does my lawyer need to be on the UBS Conveyancing panel?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
We are buying a house in Arnos Grove. It might be a silly question but how we can trust a conveyancer? At some point we have to put funds into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I purchasing a 4 bedroom semi-detached house in Arnos Grove. The intention is to convert the garage to a playroom at the house.Will the conveyancing process involve enquiries to determine if these works were previously refused?
Your property lawyer should review the registered title as conveyancing in Arnos Grove can occasionally reveal restrictions in the title documents which prohibit categories of changes or need the permission of another owner. Many additions need local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
Is it correct that all Arnos Grove CQS (Conveyancing Quality Scheme) solicitors are on the Lloyds conveyancing panel?
It is true that some lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I used Arc property Solicitors several years ago for my conveyancing in Arnos Grove. 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 Arnos Grove of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
My husband and I are 3 weeks into a leasehold purchase having been recommend to solicitors by the local agent to do our conveyancing in Arnos Grove. I am not happy. Could you help me find new conveyancers?
A conveyancer would have to be very poor in order to consider diss instructing them. Has the mortgage offer been sent? If so you must advise them of the new contact details and get the mortgage documents are re-issued. Your new conveyancer needs to be on the lenders panel to avoid escalating charges and complications. That should be your starting point. The search tool will help you find a lender approved conveyancer for your home move in Arnos Grove
My mother and father cant seem to find their Arnos Grove property on the HMLR online search facility. They recall that 48 years ago when they purchased the house there were complications concerning the post code not being identified on some systems.
Almost all premises in Arnos Grove should show up. Have you endevoured to search with just the postcode. Normally it will disclose all the houses and flats within that postcode. Assuming the property is recorded it will show up with a title number. If they bought fifty years ago it's conceivable it may be unregistered. The address might still be revealed but with the title number shown 'na'. In this scenario you will need to track down the original title documentation which could be with your parent’s lender.