I am considering applying for a Co-operative mortgage for purchase of a newly converted (under development) in North Harrow with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Co-operative ?
There is nothing to stop you using your solicitor, but Co-operative will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I just acquired a property at auction in North Harrow. Conveyancing is needed. What is next?
Now that you have exchanged you will need to appoint a conveyancing practitioner quickly as you are faced with a tight a drop dead date to complete the conveyancing. All auction property will ordinarily have a corresponding legal pack. This will include evidence of title and search results. Where you are dealing with leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to leasehold premises. You need to pass this on to the lawyer instructed by you as soon as possible. You also need to ensure that that you have the requisite funding in place to complete on the date specified in the contract.
Is it the case that all North Harrow CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?
It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
After shopping around on the internet I have found a North Harrow solicitor having made sure that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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 North Harrow 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 can a local search inform me regarding the property we're buying in North Harrow?
North Harrow conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company such as Searches UK The local search is essential in every North Harrow conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications relevant to the property (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 thirteen topic areas.
Are there restrictive covenants that are commonly picked up as part of conveyancing in North Harrow?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in North Harrow. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I have been sourcing a conveyancing practitioner in North Harrow for my home move. Is it possible to see a solicitor's complaints history with the profession’s regulator?
You may find documented Solicitor Regulator Association (SRA) determinations stemming from inquisitions commenced on or after 1 January 2008. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a solicitors history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes recorded call for training reasons.