I am getting a mortgage with Halifax. I would like to enlist the help of a Licensed Conveyancer in Cheam. Does the Halifax Conveyancing panel exclude conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
My brother-in-law has suggested I instruct a conveyancing solicitor in Cheam. I I am struggling to find out whether they are on the Norwich and Peterborough Building Society approved list of lawyers. Could you or the lender confirm if they are on the panel?
You should e-mail the lawyer and enquire if they can act for the lender. Alternatively you should call Norwich and Peterborough Building Society who may be able to confirm.
Me and my partner are buying a property in Cheam. I might seem paranoid but how we can trust a conveyancer? At some point we have to put our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I can not fathom if my bank requires a lease extension. I have telephoned my Cheam bank branch on a couple of occasions and was told it wasn't a problem and they will lend. My Cheam conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend in accordance with their specific requirements. I simply don't know who is right.
The conveyancing practitioner has to comply with the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Cheam solicitor - who is on the Lloyds conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cheam postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Cheam.
I require fast conveyancing in Cheam as I am under an ultimatum to complete in less than 3 weeks. A mortgage is not required. Can I decline from having conveyancing searches to save fees and time?
If.Given you are not taking a home loan you have the choice not to do searches although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Cheam the following are instances of what can show up and therefore affect future saleability: Enforcement Actions, Overdue Charges, Overdue Grants, Railway Schemes,...
The deeds to my house are lost. The lawyers who conducted the conveyancing in Cheam 4 years ago are no longer around. What are my next steps?
Nowadays there are copies made of almost everything, and your conveyancer should be aware exactly where to locate all the suitable documentation so you can purchase or sell your property without any difficulty. If copies are not available, your solicitor can arrange cover in the form of insurance or indemnities protecting you against possible claims on your property.
Is it best to instruct a Cheam conveyancing solicitor who is local to the property I am hoping to buy? An old friend can execute the legal formalities however they are based 300miles drive away.
The primary upside of using a high street Cheam conveyancing firm is that you can visit the firm to sign documents, present your identification documents and apply pressure on them if necessary. Having local Cheam know how is a plus. That being said it's more important to get someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were impressed that must trump using an unfamiliar Cheam conveyancing lawyer just because they are Cheam based.