Am I correct in assuming that the fact that my conveyancer in Neasden is not on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s work?
That is more than likely a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should simply call the Neasden conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
Will conveyancers request money up-front when it comes to conveyancing in Neasden?
Where you are retaining lawyers for conveyancing in Neasden your solicitor will request that you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. When the deposit is as part of the purchase price then this should be required immediately prior to exchange of contracts. The closing balance that is due should be sent to your lawyer a few days prior to the day of completion.
Is there a search tool that I can use to check that the solicitor handling my conveyancing in Neasden is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Birmingham Midshires thus paying £175.00 in supplemental conveyancing bill.
Please do make use of the find a lender approved solicitor tool on this site. Please choose the lender and type ‘Neasden’ or your location and you will be presented with numerous solicitors offices in Neasden or by proximity to you.
My aunt pointed out to me me that in purchasing a property in Neasden there could be various restrictions prohibiting external alterations to the property. Is this right?
There are anumerous of properties in Neasden which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Neasden should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We have agreed to purchase a house in Neasden. One unusual aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Bank of Ireland your lawyer must follow the conveyancing requirements outlined in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and solicitors are required to report to Bank of Ireland where a lease does not meet these requirements. The provisions relate to the installation of panels on properties nationwide and is not isolated to Neasden.
I've read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Neasden solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Neasden surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What does commercial conveyancing in Neasden cover?
Non domestic conveyancing in Neasden incorporates a wide array of advice, supplied by qualified solicitors, relating to business premises. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.