My property lawyer in Barnet is not on the Accord Mortgages Ltd Approved Panel. Can I still use my prefered solicitor even though they are excluded from the Accord Mortgages Ltd panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your existing Barnet lawyers but Accord Mortgages Ltd will need to use a conveyancer on their list of acceptable firms. This will result in additional total conveyancing fees as well as cause delays.
- Find a new lawyer to act in the purchase, remembering to check they are Persuade your solicitor to do everything within their powers to join the Accord Mortgages Ltd conveyancing panel
Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a garden flat in Barnet. Do I receive the keys to the house on the completion date from my solicitor? If so, I will use a High Street conveyancing solicitor in Barnet?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the completion advance to the seller's conveyancers, and once they have received this, you will be called to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I am being told by my solicitor that lack of building regulations insurance is needed on my purchase. What is the level of cover for Barnet conveyancing?
The appropriate level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between National Westminster Bank and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Co-operative are being pedantic. The Barnet solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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 am selling our property in Barnet and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A high street Barnet conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a web based conveyancing practice as opposed to a conveyancing solicitor in Barnet. We have lived in Barnet for three years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
How do I use the search facility to choose a conveyancing solicitor in Barnet on the panel for my bank?
1st choose a lender such as Santander, Bank of Scotland or Barclays Direct then type in your preferred area for example Barnet. Conveyancing firms in Barnet and across England and Wales will then be listed.
My husband and I are new to the buying process - had an offer accepted, but the estate agent has warned us that the vendor will only move forward if we use their recommended lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a family solicitor who is familiar with conveyancing in Barnet
It is unlikely the vendors are driving this. If they require ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Try to communicate with the owners directly and explain that (a)you are motivated purchasers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you are going to instruct your own,trusted Barnet conveyancing firm - not the ones that will give the estate agent a commission or meet his conveyancing thresholds pre-set by HQ.