AssumingI was to acquire a straightforward propertyin Clapham for cash and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Clapham?
Any savings you would achieve will be isolated to the Clapham conveyancing searches. Your lawyer is obliged to do the vast majority of work - money laundering, liaising with your vendors conveyancer, stamp duty submission, register the property etc. A marginal saving might be made by not having to register a mortgage however it won't be significant.
Do all mortgage companies provide you with an approved list of Clapham conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Clapham conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
My lawyer in Clapham is not on the Halifax Conveyancing Panel. Can I still continue with my family solicitor notwithstanding that they are excluded from the Halifax list of approved lawyers?
The limited options open to you here include:
- Complete the purchase with your existing Clapham lawyers but Halifax will need to instruct a solicitor on their panel. This will inevitably rack up the overall conveyancing charges and cause frustration.
- Find an alternative solicitor to to deal with the conveyancing, remembering to check they are Persuade your conveyancer to do everything within their powers to join the Halifax conveyancing panel
I am planning to move home in July. Will my conveyancing solicitor call the removal company on the completion day. On a separate note, can you suggest a removal company in Clapham. Conveyancing firm was organised prior to coming across this site.
On the afternoon of completion you can collect the keys from your selling agent however this can only happen once the sellers solicitors advise the agent that they have the completion monies and the keys can be collected. After that you can advise the removal men that they can start moving you in. We are not in a position to suggest a particular removal organisation but can help you choose a residential property solicitor in Clapham or a solicitor that specialises in conveyancing in Clapham.
When it comes to lenders such as TSB, do Clapham conveyancing practitioners have to pay a yearly amount to be on the list of approved solicitors?
We are unaware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am selling my flat. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being a right pain. The Clapham solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
We are selling our property in Clapham and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Clapham conveyancer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing practice rather than a conveyancing solicitor in Clapham. Having lived in Clapham for 4 years we know of no issue. Do we get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am purchasing a new build house in Clapham with a mortgage from Nottingham Building Society. The developers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep told me not inform my solicitor about this deal as it would impact my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.