I am not well enough to travel far from Hampstead Garden Suburb. Is there a reason why all Hampstead Garden Suburb conveyancers are not on all lender panels?
Lenders normally restrict either the type or volume of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm needs to have two or more partners. As well as restricting the type of firm, some lenders made a decision to limit the size of their panel they permit to act for them. It is worth noting that building societies have no responsibility for the quality of service provided by any Hampstead Garden Suburb lawyer on their approved list. Increases in mortgage fraud was the key driver in the culling of solicitor panels in the last decade even though there are contrary thoughts concerning the extent of solicitor involvement in some of that fraud. Data published by the Land Registry indicates that thousands of law firms only conduct less than three conveyances annually. Those advocating conveyancing panel pruning ask why law firms deserve claim to be listed on a lender panel when it is evident that property law is not their speciality?
The owners have rather assertive sellers who has recommended a exclusivity agreement with a payment of 5k. Is it wise to enter into such agreements?
There are two primary concerns with entering into any lock out agreement (also known as a shut-out contract) is that it can distract from making progress with the conveyancing process, so in the absence of it needing little or no negotiation then it may transpire to be a hindrance. It is not particularly popular amongst Hampstead Garden Suburb conveyancing lawyers for this reason. A supplemental concern is the extent of the remedies available - a jilted buyer is extremely unlikely to secure an injunctive ruling by a court to prevent the vendor disposing of the property to another buyer, so the only remedy open via the agreement will be the reimbursement of wasted charges and, in limited situations, the extra payment of penalties.
I am assisting my aunt sell her property in Hampstead Garden Suburb. Does the conveyancer commission an energy performance certificate or it is for the seller to see to?
Following the demise of Home Information Packs, EPC’s became a mandatory component of moving property. An energy performance certificate needs to be commissioned in advance of the property being placed on the market. This is not as aspect of the sale process that solicitors normally arrange. Where you are instructing a Hampstead Garden Suburb conveyancing practitioner they might be willing to arrange energy performance certificates due to their relationships with long established Hampstead Garden Suburb providers
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being pedantic. The Hampstead Garden Suburb solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
I have finally had an offer on a flat in Hampstead Garden Suburb agreed to, but there is a chain. The vendors have offered on a flat, however it’s not been accepted yet, and are looking at other apartments booked. I have chosen a bricks and mortar conveyancing solicitor in Hampstead Garden Suburb. What should be my next step? At what stage do I apply for the mortgage with Bank of Ireland?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then survey, Hampstead Garden Suburb conveyancing search fees, etc). First, you should ensure that your solicitor is on the Bank of Ireland conveyancing panel. As to the next stages this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. During a hot market many purchasers would apply for the mortgage with Bank of Ireland and pay for the valuation and only if it was satisfactory would they request their conveyancer to move forward with the conveyancing in Hampstead Garden Suburb.
I used Stirling Law a few years ago for my conveyancing in Hampstead Garden Suburb. I now require my papers but the law firm is no longer operating. 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 Hampstead Garden Suburb 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 cousin has suggested that I appoint his conveyancers in Hampstead Garden Suburb. Should I use them?
Much as we are happy to recommend a Hampstead Garden Suburb conveyancing lawyer the best way to find a conveyancing lawyer is to seek feedback from friends or relatives who have actually experience in using the conveyancer that you are are thinking of instructing.