We were about to retain a conveyancing solicitor in Canons Park found on your site but stumbled across some other estimates via the web appear less expensive – why is this?

One can find many firms of solicitors promoting pretending to offer £99 conveyancing, yet more often than not supplementalfees end up with the final invoice being inflated. Solicitors are duty bound to ensure charges outlined in terms of business should be honest and reasonable and be applied The conveyancers that we list for conveyancing in Canons Park clearly state all charges for the property you plan tobuy.

Please help. My Canons Park conveyancer is informing me me that she is duty bound toconduct Canons Park conveyancing searches becausethe firm are on the Nat Westsolicitor panel. Is my lawyer right?

You have limited options available to you. As you are taking a mortgage with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Canons Park conveyancing searches.

We wish to acquire a 3 bedroom apartment in Canons Park with a loan from Nationwide Building Society.We would like to retain our Canons Park conveyancing lawyer but Nationwide Building Society informed us he's not on their approved list of firms. we are left little option but to use a Nationwide Building Society panel lawyer or retain our high street solicitor and pay for a Nationwide Building Society panel lawyer to act for them. We feel as though this is unjust; Can we not simply insist that Nationwide Building Society use our lawyer?

Unfortunately,no. The mortgage issued to you is subject to its terms and conditions, one of which will be that lawyers will be on the Nationwide Building Society approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your solicitors to apply to be on the conveyancing panel for Nationwide Building Society

I am helping my sister sell her house in Canons Park. Does the conveyancing solicitor order an EPC or should I organise this?

After the abolition of HIPs, energy assessments was retained a required component of selling a property. An EPC needs to be commissioned prior to the property being put on the market. This is not a task that law firms ordinarily arrange. If you are using a Canons Park conveyancing lawyer they may help arrange energy assessments given their contacts with reputable Canons Park assessors

is it true that all Canons Park solicitor practices on the Skipton conveyancing panel are governed by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the Skipton conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel and in that case the practice would be governed by the Council of Licensed Conveyancers.

I am buying a property in Canons Park. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?

Given that your lender is Clydesdale your lawyer must comply with the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook contains minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Clydesdale where a lease does not satisfy these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not limited to Canons Park.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Canons Park. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Canons Park

Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.