Can you clarify what the consequences are if my lawyer’s firm is suspended from the Virgin Money Solicitor panel ahead of completing my conveyancing in Barnet?
First, this is very unlikely to happen. 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 at a cost.
I am aiming to move house in September. Does my conveyancing solicitor call the removal company on the day of completion. Incidentally, can you recommend a removal company in Barnet. Conveyancing lawyer was chosen before I stumbled across your page.
On the afternoon of completion you can pick up the keys from your property agent however this can only happen once the vendors conveyancers confirm to the agent that the monies to complete are in and the keys can be released. Subsequently you will need to advise the removal men that they can start moving you in. As a matter of policy we do not suggest a particular removal organisation but can help you find a residential property solicitor in Barnet or a solicitor with expertise in conveyancing in Barnet.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Barnet solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Barnet surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Aldermore have agreed my mortgage in principle, my bid on a property in Barnet has been accepted, what are the next steps?
Your estate agent will want to be informed of your conveyancer's details (be sure the lawyers are on the lender’s panel). Contact Aldermore or the broker and finish off any appropriate forms. Aldermore will instruct a valuer who will get in contact with the estate agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Aldermore will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Barnet.
How does conveyancing in Barnet differ for newly converted properties?
Most buyers of new build or newly converted property in Barnet approach us having been asked by the builder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because builders in Barnet tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Barnet or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Barnet is where the house is located. Can you offer any assistance?
Flying freeholds in Barnet are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Barnet you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barnet may decide 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 premises.
My father-in-law has encouraged me to appoint his conveyancing solicitors in Barnet. Should I use them?
Much as we are happy to recommend a Barnet conveyancing lawyer the best way to select a conveyancing lawyer is to get recommendations from friends or relatives who have actually used the solicitor that you are are thinking of instructing.