I am expecting a offer of a home loan from Santander. I intend to employ the services of a Licensed Conveyancer in Crayford. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Do I have to attend the offices of the solicitor to sign the mortgage deed? If so, I will choose one who does conveyancing in Crayford so that I can attend their offices if necessary.
These days approved lawyers for lenders conduct their communications through Royal Mail, e-mail or over the phone. This enables them to undertake the legal work for your home move regardless of where you live in the country. However you can see if you have the option of attending the offices of your conveyancing lawyer if just in case this is required.
I am planning to move house in April. Should my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in Crayford. Conveyancing lawyer was organised prior to coming across your website.
On the afternoon of completion you will need to pick up the keys from your selling agent however this can only be done once the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be collected. After that you should inform the removal company that you are ready to move in. We are not in a position to suggest a specific removal company but can assist you in finding a conveyancing in Crayford or a lawyer that specialises in conveyancing in Crayford.
I have been told by my solicitor that restrictive coveneant insurance is necessary on my purchase. What is the level of cover for Crayford conveyancing?
The right level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such insurances.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Crayford bank branch on various occasions and was reassured it wasn't a problem and they will lend. My Crayford conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. 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 remaining.
My wife and I own a terraced Edwardian property in Crayford. Conveyancing practitioner acted for me and Barclays . I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same property. Is it worth asking Barclays to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Crayford and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing practitioner who conducted the conveyancing.
I am buying my first flat in Crayford with a loan from HSBC Bank. The sellers would not move on the price so I negotiated £7000 of extras instead. The house builders rep told me not reveal to my conveyancer about this deal as it would put at risk my mortgage with the bank. 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 need to switch lawyers as my Crayford lawyer is not on the mortgage company's approved list of conveyancing solicitors. Is it practical to instruct different lawyers?
If you haven't yet appointed a conveyancer to do anything for you and have just received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Crayford that you're thinking of instructing.