I can't travel far from Camberwell. Is there a reason why all Camberwell conveyancing practitioners aren't included on all mortgage company panels?
Before the recession most lenders exhibited an attitude to risk which is different than today. The FSA in 2010 carried out a thematic review into mortgage fraud which in summary warned lenders: know the property lawyers on your panel. As a result, mortgage companies have subsequently requiredmore data from law firms about their processes and the individuals who work for them and set certain criteria such as completing a minimum volume of transactions. Thousands of firms have been removed from lender panels even though they had an exemplary track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Many firms were never going to meet the minimum volume of transactions the mortgage companies set.
It is a dozen years since I bought my home in Camberwell. Conveyancing lawyers have just been instructed on the sale but I am unable to locate my title deeds. Is this a major issue?
You need not be too concerned. First there is a possibility that the deeds will be retained by your mortgage company or they could still be with the solicitor who oversaw the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Most conveyancing in Camberwell involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
Forgive me if this question is silly but I am new to the house moving as FTB of a garden flat in Camberwell. Do I pick up the keys to the house on the completion date from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Camberwell?
On the day of completion you will not be required to go to the conveyancers office in Camberwell. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be invited to pick up the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
Can you help - my lawyer says that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Camberwell?
The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between Nationwide Building Society and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such insurances.
Two weeks ago we had a mortgage agreed in principle with Nationwide. Camberwell conveyancing solicitors are appointed. What is the average time that one could expect to receive a mortgage offer from Nationwide?
There is no definitive answer here. Have Nationwide conducted the valuation? Have you advised Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am buying a property and the conveyancer has referenced Chancel Repair to which the house may be obligated to contribute to given it’s proximity to the area of such a church. He has suggested insurance. Is this really required for conveyancing in Camberwell
Unless a previous acquisition of the premises completed after 12 October 2013 you may expect conveyancing practitioners conducting conveyancing in Camberwell to continue to advocate a chancel search and or insurance against a claim.
I've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Camberwell is where the house is located. Can you shed any light on this issue?
Flying freeholds in Camberwell are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Camberwell you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Camberwell may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am in the market for an affordable conveyancing lawyer in Camberwell to purchase a house. I I am concerned about appointing the wrong one and there are many Camberwell conveyancing firms to pick from...how do I know which one is best to appoint?
Where you’ve never instructed a conveyancing practitioner before, a trustworthy recommendation via family or friends is a preferable starting point and is often a good gauge of quality. Alternatively, view the Law Society’s regional directory of solicitors in Camberwell or use our search facility to select a conveyancing lawyer in Camberwell.