I plan on purchasing a flat in Coney Hall. My Conveyancer has never been on on the lender approved panel. Can I still appoint my Coney Hall conveyancing solicitor even though they are excluded from the mortgage company list of approved lawyers?
You have a number of choices available to you here
- Carry on with your chosen Coney Hall conveyancing practitioner but your lender will undoubtedly retain a lawyer on their conveyancing panel. This will result in additional charges together with potential frustration.
- Get a new conveyancing practitioner to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Convince your conveyancer to do everything possible to get accepted on the bank’s panel of solicitors
When scouring mumsnet.com for an online solicitor in Coney Hall, most comment that I must look for a CQS accredited solicitor. What is CQS?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in buying or selling property, trusted by some of the UK's leading mortgage companies. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Legal Ombudsman. The scheme does not cover licenced conveyancers. Coney Hall is one of the many areas of the UK where there are CQS lawyers.
My aunt informed me that in buying a property in Coney Hall there may be various restrictions prohibiting external alterations to the property. Is this right?
There are anumerous of properties in Coney Hall which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Coney Hall should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We previously appointed conveyancing lawyers based in Coney Hall on the Lloyds solicitor panel. They have just billed me an additional sum for handling the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your lawyer can charge a fee for this. The charge is not set by Lloyds but by your Coney Hall property lawyer. Numerous firms on the Lloyds panel will levy an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Coney Hall solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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 property lawyer 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 Coney Hall postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Coney Hall.
Despite weeks of looking the Title Certificate and documents to our property are lost. The lawyers who handled the conveyancing in Coney Hall 5 years ago no longer exist. What are my options?
In today’s world there are copies made of almost everything, and your lawyer should know precisely where to find all the suitable documentation so you may buy or sell your property without a hitch. Where duplicates can’t be found, your solicitor can put in place insurance or indemnities against possible claims on the premises.
I am purchasing my first flat in Coney Hall with the aid of help to buy. The builders would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The sale representative told me not inform my solicitor about this deal as it may affect my loan with the lender. Do I keep my lawyer in the dark?.
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.
I am looking into buying my first house which is in Coney Hall and I am already nervous. I couldn't find anything specific about Coney Hall. Conveyancing will be needed in due course but do you know about the Coney Hall area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Coney Hall. In the meantime here are some basic statistics that we found