Are all Heston Conveyancing Quality Solicitors on the Kent Reliance conveyancing panel?
It is true that some lenders now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I have paid off my mortgage with Lloyds. I assume I don't need a Heston solicitor on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I recently had an offer accepted on a house in Heston. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. Soon after, the solicitor called me sheepishly admitting that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
What will a local search tell me regarding the property we're buying in Heston?
Heston conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company such as Searches UK The local search is essential in every Heston conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search should supply data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
I purchased a renovated Victorian house in Heston. Conveyancing lawyer acted for me and Accord Mortgages Ltd. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Heston and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with your conveyancing practitioner who conducted the work.
As co-executor for the estate of my grandmother I am selling a house in Neath but live in Heston. My conveyancer (based 235 kilometers from mehas requested that I execute a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing solicitor in Heston who can witness and place their company stamp on the document?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Heston based
My conveyancing in Heston completes on Friday, however the people I am buying from wishes to move out the next day at PM. Should I agree to such a idea?
In situations where you require a loan then your property lawyer will require that the property isvacant on Friday - the mortgage company will demand it.