As someone not used to the Cricklewood conveyancing process what’s the number one tip you can give me for the legal transfer of property in Cricklewood
You may not hear this from too many lawyers but conveyancing in Cricklewood or throughout North West London is often a confrontational experience. In other words, when it comes to conveyancing there is an abundance of room for friction between you and other parties involved in the transaction. For instance, the seller, estate agent and even potentially your bank. Appointing a solicitor for your conveyancing in Cricklewood should not be taken lightly as your conveyancer is your adviser, and is the SOLE party in the process whose responsibility is to act in your best interests and to protect you.
Sometimes a third party with a vested interest may attempt to convince you that it is in your interests to do things their way. For example, the estate agent may claim to be assisting by suggesting your solicitor is slow. Or your financial adviser may advise you to do take action that is against your solicitors recommendation. You should always trust your lawyer above all other parties in the home moving process.
My bid for a property was accepted at auction in Cricklewood. Conveyancing is needed. What are my next steps?
Having to all intents and purposes signed on the dotted line you now have to find a conveyancing solicitor quickly as you will have a fast approaching a fixed date to complete the property. All auction property will ordinarily have a corresponding auction set of papers. This will include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction papers may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You should pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that you have funds in order to complete on the date specified in the contract.
I'm the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the house in Cricklewood. Conveyancing formalities meant that the Land Registry date was in January. I want to move. I do know about the CML 6 month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the property in January. Do I have to wait 6 months to sell?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How sensible a view banks take of it, depend on the lender as this provision chiefly exists to capture the purchase and immediately sell or the quick reselling of property.
Are all Cricklewood Conveyancing Quality Solicitors on the Co-operative conveyancing panel?
Some major banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
The deeds to our property can not be found. The lawyers who handled the conveyancing in Cricklewood 4 years ago are no longer around. What are my next steps?
Assuming the title is registered the information relating to your ownership will be documented by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, locate your property and get up to date copies of the property title for less than a fiver. Where the title is Leasehold then the Land Registry will usually retain a certified copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Cricklewood is where the house is located. What do you suggest?
Flying freeholds in Cricklewood are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cricklewood you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cricklewood may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
We are 17 days into a residential purchase having been referred to solicitors by the selling agent to perform conveyancing in Cricklewood. I am not happy. Can you help me find new solicitors?
A conveyancer would have to be very poor in order to consider changing them. Has the mortgage offer been issued? In the event that it has you will need to inform them of the new solicitor and have the offer are re-issued. Your new conveyancer should be on the banks panel to avoid escalating fees and delays. That should be your first question of the new solicitors. Our search tool can assist you in finding a lender approved lawyer for your home move in Cricklewood