My financial adviser has asked me for my Bromley law firm’s panel member for the Nat West conveyancing panel. What is the best way to obtain this. I have tried my local Bromley branch but they have not responded to me.
Have you tried calling your Bromley property lawyer about this?. They should have a central record lender panel numbers.
My husband and I are only a couple days away from an exchange on a flat in Bromley and my mum and dad have transferred the 10% deposit to my solicitor. I am now advised that as the deposit has been sent from someone other than me my solicitor needs to make a notification to my mortgage company. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company regarding my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
Your solicitor is obliged to clarify with lender to make sure that they understand that the balance of the purchase price is not from your own resources. Your solicitor can only reveal this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
It is a dozen years since I bought my home in Bromley. Conveyancing lawyers have recently been appointed on the sale but I can't locate my title documents. Will this cause complications?
Don’t worry too much. First the deeds may be retained by the lender or they may be in the possession of the lawyers who handled your purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Bromley relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
We had chosen solicitors located in Bromley on the Santander solicitor panel. They have just billed me a separate amount for the legal aspects of the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Provided it is contained in their Terms and Conditions or Quote then yes your solicitor can levy a fee for this. The charge is not set by Santander but by your Bromley conveyancer. Plenty of firms on the Santander panel will charge an ‘acting for lender’ fee and others do not.
I am currently in the process of buying my council flat in Bromley. I have a mortgage offer with Yorkshire BS. 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 Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
The formalities of my remortgage has taken place for my property in Bromley. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I require quick conveyancing in Bromley as I am faced with a deadline to complete inside 2 weeks. Fortunately I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?
As you are not taking a home loan you are at liberty not to have searches conducted although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Bromley the following are instances of issues that can appear and therefore affect market value: Enforcement Notices, Overdue Charges, Outstanding Grants, Railway Schemes,...
A licensed conveyancer acted on my conveyancing in Bromley half a dozen years ago having retained my title documents but has since been shut down – how do I retreive them?
Title deeds, as such, no longer exist as most homes in Bromley are registered electronically at Land Registry. If you need to prove ownership or are selling or refinancing your conveyancing practitioner will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned with reasonable haste.