My financial adviser has requested my Clerkenwell law firm’s panel reference for the HSBC conveyancing panel. Can you suggest how I find this out. I have called my local Clerkenwell branch but they don't know it.
You are best placed to get this information from your Clerkenwell lawyer . Most Clerkenwell conveyancing practices will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
It is a dozen years since I purchased my house in Clerkenwell. Conveyancing solicitors have now been instructed on the sale but I can't track down my deeds. Is this a problem?
Don’t worry too much. First there is a possibility that the deeds will be kept by the mortgage company or they could be in the possession of the solicitor who oversaw the purchase. Secondly the likelihood is that the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. Nearly all conveyancing in Clerkenwell relates to registered property but in the unlikely event that your property is not registered it is more of a problem but is resolvable.
If you had a top tip for selecting a conveyancing solicitor in Clerkenwell what would it be?
Do not opt for the cheapest Clerkenwell conveyancing quote. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I have decided to exercise my right to buy my property in Clerkenwell off the council. I have a mortgage agreed with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I have a mortgage with Nationwide for my property in Clerkenwell. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval before renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide 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 Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel firm.
3 months have gone by following my purchase conveyancing in Clerkenwell concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been pointed in your direction by numerous property agents in Clerkenwell to get a quote from a solicitor on your site. Is there a financial incentive for Estate Agents to offer your site over and above another?
We refuse to offer any referral fee for directing people to this site. We thought it would be too underhand a fee as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.