I am obtaining a offer of a home loan from Lloyds. I would like to use a Licensed Conveyancer in Neasden. Does the Lloyds Conveyancing panel include conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I am soon to exchange buying a house in Neasden but as a result of damage from a small fire at the property I have managed to agree reparation from the owner in the sum of six thousand pounds taking the form of a reduction in the price. I had intended this to be addressed as part of a side agreement but Leeds Building Society will not permit this. Why were they involved?
Your conveyancing practitioner being on a Leeds Building Society approved list is required to inform Leeds Building Society of any amendments to the sale price. If you were to refuse your conveyancer to disclose the reduction to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new lawyer for your conveyancing in Neasden.
My Solicitor in Neasden has never been on on the Birmingham Midshires Approved Panel. Is it possible for me to continue with my prefered solicitor even though they are not on the Birmingham Midshires panel of approved conveyancing solicitors?
The limited options open to you here include:
- Carry on with your preferred Neasden solicitors but Birmingham Midshires will need to instruct a solicitor on their panel. This will result in additional total legal fees and result in delays.
- Find an alternative practitioner to act in the purchase, not forgetting to check they are on the Birmingham Midshires panel
Have purchased a a detached house in Neasden , how long will it take for the Land Registry to deal with the formalities evidencing my ownership? My Neasden conveyancing solicitor works at snail pace, so I want to check the post completion formalities are addressed.
There is nothing unique about conveyancing in Neasden registration formalities. As opposed to being determined by geographic area, timescales can adjust according to the party submitting the application, whether it is in order and if the Land registry need to notify any 3rd persons or bodies. As of today roughly 80% of submission are fully dealt with in less than three weeks but some can be subject to protracted delays. Registration takes place once the purchaser has moved in to the property thus 'speed' is not always primary concern yet if there is a degree of urgency associated with the registration then you or your conveyancer can communicate with the Registry to express the reasoning for an expedited registration.
I opted to have a survey completed on a property in Neasden prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some lenders tend not grant a loan on this type of property.
It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Neasden. Conveyancing will be smoother if you use a solicitor in Neasden especially if they regularly deal with such properties in Neasden.