I am obtaining a mortgage with Santander. I would like to enlist the help of a Licensed Conveyancer in Harlington. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
It is a dozen years since I acquired my property in Harlington. Conveyancing solicitors have just been appointed on the sale but I am unable to track down my title deeds. Will this cause complications?
You need not be too concerned. First the deeds may be kept by the lender or they may still be with the solicitor who acted in the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Most conveyancing in Harlington relates to registered property but in the unlikely event that your home is not registered it is more of a problem but is not insurmountable.
My wife and I have arranged the release of further monies on our home loan from Barclays as we want to conduct a loft conversion to our property in Harlington. Do we need to select a high street Harlington solicitor on the Barclays conveyancing panel to deal with the legals?
Barclays don't usually require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Barclays list.
After much negotiation I have agreed a price on an apartment in Harlington. My financial adviser suggested a property lawyer. I paid an advanced payment of £175. Soon after, the lawyer contacted me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being problematic. The Harlington solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
What can a local search reveal concerning the house my wife and I purchasing in Harlington?
Harlington conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Xpress Legal The local search plays an important part in many a Harlington conveyancing purchase; that is if you don’t want any nasty surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Harlington and how can your lawyers assist?
The 1954 Act affords protection to business leaseholders, giving them the legal entitlement to apply to court for a renewal tenancy and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act for protection and handle your commercial conveyancing in Harlington