We are only a couple days away from an exchange on a flat in Golders Green and my parents have transferred the exchange deposit to my solicitor. I am now advised that as the deposit has not arrived from me my solicitor needs to disclose this to my lender. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is not just from me. I disclosed to the mortgage company concerning my parents' contribution when I applied for the home loan, so is it really appropriate for this now to delay the deal?
The lawyer is legally required to clarify with lender to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.
We are purchasing a newbuild flat in Golders Green with a loan from Britannia.We would like to retain our Golders Green conveyancing solicitor but Britannia informed us his firm is not listed on their approved list of firms. It seems we are left with no choice but to instruct a Britannia panel lawyer or keep our local solicitor and fork out for a Britannia panel lawyer to act for them. This seems very unfair; Can we not simply insist that Britannia use our lawyer?
No, not really. The mortgage issued to you is subject to its various provisions, a common one being that lawyers needs to be on the Britannia approved list. Until recently, 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Britannia
We expect to receive a DIP from Bank of Ireland this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Golders Green solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Golders Green solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
My husband and I are spending time viewing flats in Golders Green and I am now considering a potential offer. Is it too early to have a solicitor in place? I intend to finance via a home loan with Clydesdale.
It would be prudent to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are getting a mortgage with Clydesdale, ask your prospective lawyers if they are on the Clydesdale conveyancing panel otherwise they can't do the mortgage legal work.
Completion of my remortgage has taken place for my property in Golders Green. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a residence in Golders Green? or I am told that there is historic law that means some owners of property living in a parish church boundary will be compelled to contribute towards repairs towards the chancel in proximity to the church. Is this relevant for conveyancing in Golders Green?
Unless a prior acquisition of the house completed post 12 October 2013 you can assume that solicitors delivering conveyancing in Golders Green to continue to suggest a chancel search and or chancel repair liability insurance.
Are there restrictive covenants that are commonly identified during conveyancing in Golders Green?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Golders Green. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’