Is the fact that my conveyancer in Notting Hill is not on my bank's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 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. Where you are concerned you should simply call the Notting Hill conveyancing practice and ask them why they are no longer on the approved list for your lender.
We note that you have a post code search directory listing firms on the Yorkshire BS conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Notting Hill?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Notting Hill.
A friend advised me that in purchasing a property in Notting Hill there could be various restrictions preventing external changes to the property. Is this right?
We are aware of anumerous of properties in Notting Hill which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Notting Hill should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I happen to be the only beneficiary of my late father’s will with all property in now in my sole name, including the house in Notting Hill. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership may be regarded the same way as though I had purchased the property in June. Is the property unsalable for six months?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view banks take of it, depend on the mortgage company as this clause is chiefly there to identify subsales or the flipping of property.
is it true that all Notting Hill solicitor firms on the Virgin Money conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be regulated by the SRA. Many banks do allow licenced conveyancers on their panel in which case such firms would be regulated by the Council of Licensed Conveyancers.
I am purchasing a house and the conveyancer has referenced Chancel Repair to which the house could be obligated to pay because it falls into the area of such a church. She has recommended insurance. Is this strictly necessary for conveyancing in Notting Hill
Unless a previous acquisition of the house took place post 12 October 2013 you may take it that conveyancing practitioners carrying out conveyancing in Notting Hill to remain encouraging a chancel search and or chancel repair liability policy.
I am buying my first flat in Notting Hill benefiting from help to buy. The sellers would not move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not reveal to my lawyer about this side-deal as it may impact my loan with Aldermore. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
We are seeking to buy a repression property in Notting Hill and the mortgagee in possession require completion within a week. Can a solicitor meet that timeframe? Am I best advised to select a local Notting Hill firm or an online conveyancer that advertises to complete quickly?
Visit your Notting Hill high street. Go in to 3 companies and request to talk to a conveyancing solicitor for an estimate. Set out your needs and seek a commitment on speed. Select the one that comes across as most efficient. Make sure to use a conveyancer on the list of solicitors acceptable to your mortgage company.