I am expecting a offer of a home loan from Santander. I hope to instruct a Licensed Conveyancer in Beckenham. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We are about to sign contracts for a garden flat in Beckenham. We encountered a stumbling block. The mortgage offer with Accord Mortgages Ltd expires on 20/10/2025 but the owners are insisting on a completion date of 22/10/2025. Is it possible to extend the mortgage expiry date?
The person best placed to deal with your issue is your solicitors who is in a position to calculate whether they should be discussing with the lender, owner’s representatives, selling agents or conceivably all three given the circumstances your conveyancing to date.
As someone clueless as to conveyancing in Beckenham what is the number one tip you can give me for the legal transfer of property in Beckenham
Not many law firms or advisers will tell you this but conveyancing in Beckenham and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there is lots of room for confrontation between you and other parties involved in the ownership transfer. For instance, the seller, estate agent and even potentially your bank. Appointing a law firm for your conveyancing in Beckenham is a critical decision as your conveyancer is your adviser, and is the ONLY person in the legal process whose role it is to look after your best interests and to protect you.
We are witnessing a distinct creep in the "blame" culture- someone must be blamed for the process taking so long. You must always trust your conveyancer above all other parties when it comes to the legal assignment of property.
Will my lawyer be raising enquiries concerning flooding during the conveyancing in Beckenham.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Beckenham. Some people will purchase a house in Beckenham, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to impart advice on flood risk, however there are a number of searches that can be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Beckenham. The conventional set of property information forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the owner to find out whether the property has historically flooded. In the event that flooding has previously occurred and is not notified by the owner, then a purchaser may commence a compensation claim resulting from an misleading response. The buyer’s lawyers should also conduct an environmental report. This should reveal if there is a recorded flood risk. If so, additional inquiries should be made.
Should I be wary about third parties that I am dealing with are suggesting an online conveyancing firm rather than a High Street Beckenham conveyancing company?
As is the case with many professional services, often suggestions from relatives can be extremely useful or valuable. Nevertheless there are numerous parties with a vested interest in a conveyancing matter; estate agents, financial adviser and banks might all put forward lawyers to choose. On occasion these conveyancers might be known to one of the organisations as experts in their field, but sometimes there is an underlying financial incentive behind the recommendation. You have the right to choose your preferred lawyer. However, bear in mind that the majority of lenders specify a panel list of solicitors you must use for the lender related work in your conveyancing.
As co-executor for the estate of my uncle I am disposing of a residence in Cardiff but live in Beckenham. My lawyer (approximately 250 kilometers awayhas requested that I sign a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in Beckenham who can witness and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are based in Beckenham