Is the fact that my solicitor in Southgate is not identified on my mortgage company's solicitor panel that there is a problem with the quality of the firm’s conveyancing?
That would most likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should contact the Southgate conveyancing firm and ask them why they are no longer on the approved list for your bank.
I am assisting my aunt sell her house in Southgate. Does the conveyancing solicitor arrange an energy performance certificate or it is for me to coordinate?
After the abolition of Home Information Packs, energy assessments was left as a mandatory element of selling a house. An energy assessment must be commissioned in advance of the property being advertised. It is not something that law firms normally arrange. If you are instructing a Southgate conveyancing practitioner they might be willing to arrange EPC’s due to their relationships with long established Southgate energy assessors
Can you point me to a directory of Co-operative panel solicitors in Southgate on the Building Society Association’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings open the public online. If you are looking for a Southgate lawyer on the Co-operative please use our tool.
We have agreed to purchase a house in Southgate. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?
As you are obtaining a mortgage with Clydesdale your lawyer must check the conveyancing requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook includes minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Clydesdale where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties countrywide and is not isolated to Southgate.
I purchased my home on 8 February and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Southgate advises it would be formalised in less than a month. Are properties in Southgate particularly slow to register?
As far as conveyancing in Southgate is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether there are errors and whether the Land registry need to notify any 3rd parties. Currently in the region of three quarters of submission are fully addressed in less than three weeks but some can be subject to protracted delays. Registration is effected after the purchaser has moved in to the premises so 'speed' is not usually top priority yet if it is urgent that the the registration takes place urgently then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Southgate is where the house is located. What do you suggest?
Flying freeholds in Southgate are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Southgate you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southgate may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Your search tool is useful but there are many lawyers listed near Southgate being on the bank conveyancing panel. Can you recommend a specific firm on the bank approved panel?
We do not recommend specific Southgate firms as the right Southgate conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Southgate knowledge or you might be looking for the low cost conveyancing. We recommend that you speak to 3 or 4 lawyers listed before you make your choice..