Am I correct in assuming that the fact that my conveyancer in Brondesbury is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Brondesbury conveyancing practice and enquire why they are no longer on the approved list for your lender.
As someone clueless as to the Brondesbury conveyancing process what is the number one tip you can give me for the legal transfer of property in Brondesbury
You may not hear this from too many lawyers but conveyancing in Brondesbury and elsewhere in England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is lots of room for confrontation between you and other parties involved in the home moving process. For example, the seller, property agent and even potentially the mortgage company. Choosing a law firm for your conveyancing in Brondesbury should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the transaction whose interest is to act in your best interests and to keep you safe.
On occasion a potential adversary will attempt to convince you that it is in your interests to do things their way. For example, the selling agent may claim to be assisting by suggesting your lawyer is dragging his heels. Or your mortgage broker may advise you to do take action that is against your conveyancers guidance. You should always trust your lawyer above all other parties in the home moving process.
This question may be naive but I am new to the home moving as a first time buyer of a garden flat in Brondesbury. Do I receive the keys to the house on the completion date from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Brondesbury?
On the day of completion you will not be required to attend the conveyancers office in Brondesbury. Your solicitors will arrange to send the purchase money to the vendor’s lawyers, and once they have received this, you should be called to pick up the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
Intending to buy a house in Brondesbury. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Brondesbury solicitor is on the Nationwide conveyancing panel.
HSBC have agreed my home loan in principle, my bid on a flat in Brondesbury has been agreed to, what happens next?
The property agent will wish to know who your solicitors are (be sure the conveyancing practitioners are on the bank’s approved list). Call up HSBC or the financial adviser and finish off any relevant documentation. HSBC will appoint a valuer who will get in touch with the estate agent or owners to book an appointment. Once conducted (assuming no problems) it takes on average ten days to get a mortgage offer. HSBC will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Brondesbury.
Are there restrictive covenants that are commonly identified as part of conveyancing in Brondesbury?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Brondesbury. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
New build sellers have recommended to me a lawyer and I've received an estimate from them. It's almost £300 cheaper than my own Brondesbury conveyancer. What's the catch?
Housebuilders frequently have lists of property lawyers who expedite matters and who know the seller’s contract and lawyer. Plenty of developers offer an inducement to use a preferred lawyer for this reason, any increased charges can be avoided and a developer won't recommend a conveyancing factory and run the risk of having the transaction delayed when they want exchange in 28 days. A counter-argument for not agreeing to use the suggested conveyancer is that they may prove hesitant to 'push' your interests at the risk of upsetting the developer. Where you have concerns that this may be the case you should remain with your high street Brondesbury conveyancer.