Will conveyancers request money up-front for conveyancing in Ponders End?
If you are buying a property in Ponders End your lawyer will ask you put them with funds to cover the search fees. Generally this is needed to cover the fees of the Local Authority Search. When the deposit is as part of the purchase price then this will be needed immediately before contracts are exchanged. The closing balance that is needed should be transferred a couple of days ahead of the day of completion.
My lawyer in Ponders End is not listed on the Halifax Conveyancing Panel. Is it possible for me to retain my family solicitor even though they are not on the Halifax panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Ponders End solicitors but Halifax will need to instruct a lawyer on their list of acceptable firms. This will result in additional overall conveyancing fees as well as result in frustration.
- Choose an alternative practitioner to act in the conveyancing, obviously checking they are Persuade your conveyancer to do everything within their powers to join the Halifax conveyancing panel
My wife and I purchasing a terrace house in Ponders End. The intention is to carry out a loft conversion at the property.Will the conveyancing process include investigations to determine if these alterations are allowed?
Your property lawyer will check the registered title as conveyancing in Ponders End will sometimes identify restrictions in the title documents which restrict certain works or necessitated the permission of another owner. Some extensions call for local authority planning consent and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I'm the sole recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Ponders End. The Ponders End property was put into my name in August. I want to move. I understand that there is a Mortgage Lenders six month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the property in August. Is the property unsalable for six months?
The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Most lenders would take a practical view as this provision principally exists to capture subsales or the flipping of properties.
At last I have had an offer on an apartment in Ponders End agreed to, but there is a chain. The sellers have offered on somewhere, however it’s not yet agreed to, and are looking at other flats in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Ponders End. What do I do now? At what point do I apply for the mortgage with Santander?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then valuation, Ponders End conveyancing search charges, etc). The first thing to do is ensure that your conveyancing practitioner is on the Santander approved list. As to the subsequent phase this very much depends on the uniqueness of your case, desire for the property and on the state of the market. In a hot market some buyers would apply for the mortgage with Santander and arrange for the valuation and only if it comes back ok would they ask their lawyer to move forward with searches.
I have been recommended by a few estate agents in Ponders End to locate a conveyancer on your site. What’s the financial advantage for Estate Agents to offer your lawyers over another?
We refuse to make any referral fee for pointing buyers and sellers in our direction. We found it would be just too difficult a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
In my capacity as executor for the will of my aunt I am selling a residence in Cardiff but reside in Ponders End. My lawyer (approximately 260 miles from meneeds me to execute a stat dec ahead of completion. Can you recommend a conveyancing practitioner in Ponders End to attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Ponders End based