The Neasden conveyancing firm handling our Neasden conveyancing has discovered an inconsistency between the assumptions in the home valuation survey and what is in the title deeds. My lawyer informs me that he is duty bound to ensure that the lender is happy with this discrepancy and is content to go ahead. Is my solicitor’s stance appropriate?
Your property lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
We were going to get a OIP from Lloyds this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Neasden solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Neasden solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I have paid off my mortgage with RBS. I assume I don't need a Neasden lawyer on the RBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I currently have a mortgage with UBS for my property in Neasden. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
You must advise UBS before renting your property as this is likely to be a breach of UBS’s mortgage conditions. It may be that UBS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel firm.
What will a local search reveal about the house we're buying in Neasden?
Neasden conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Neasden conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications relevant 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 topic headings.
I'm converting the mortgage on my existing home to a buy to let loan with Aldermore and intend to use the remaining equity towards further house. The neighborhood we are talking about is Neasden. Will your conveyancers be able to act for both sets of banks and tie in the two deals?
Do use our search tool on this site to ensure that the conveyancers are approved by both banks. Assuming that they are the lawyer should be able to tie up the two conveyancing matters but you should have a chat with you conveyancer and communicate your expectations and requirements.
I am looking for a conveyancing practitioner in Neasden for my house move. Is it possible to check a firm’s record with the legal regulator?
Members of the public may read presented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The regulator may monitor call for training purposes.