Much to our surprise we have been told by our estate agent that my Northwick Park solicitor is not on the mortgage company Solicitor panel. How can I be certain that this is indeed the case?
The first thing you need to do is to call your Northwick Park lawyer directly. You lawyer should notify you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
Is there a reason why leasehold purchase conveyancing in Northwick Park is more expensive?
Northwick Park leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
We are aiming to move property in October. Should my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you suggest a removal company in Northwick Park. Conveyancing firm was found prior to coming across your site.
On the day of completion you will need to pick up the house keys from the selling agent but this should only take place after the sellers solicitors advise the agent that they have the completion monies and the keys can be handed over. After that you will need to inform the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can assist you in locating a conveyancing in Northwick Park or a solicitor with expertise in conveyancing in Northwick Park.
My lawyer has informed me that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Northwick Park?
The appropriate level of lack of right of way indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.
I have paid off my mortgage with Santander. I assume I don't need a Northwick Park lawyer on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
My partner and I are close to exchanging contracts on the sale of our home in Northwick Park and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any local conveyancer would know this is not the case. It does beg the question why the buyers instructed a factory type conveyancing outfit as opposed to a conveyancing solicitor in Northwick Park. Having lived in Northwick Park for many years we know of no issue. Should we contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
As co-executor for the will of my father I am selling a property in Monmouth but I am based in Northwick Park. My lawyer (approximately 300 miles from merequires that I execute a stat dec before the transaction finalising. Could you suggest a conveyancing solicitor in Northwick Park to witness and place their company stamp on the document?
strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are located in Northwick Park