My husband and I are nearing an exchange on a flat in Deptford and my parents have transferred the exchange deposit to my conveyancer. I am now advised that as the deposit has been sent from someone other than me my solicitor needs to make a notification to my bank. Apparently, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the lender about my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
The lawyer is legally required to check with the bank to ensure that they are aware that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
It is a dozen years since I bought my home in Deptford. Conveyancing solicitors have now been instructed on the sale but I am unable to track down the deeds. Will this jeopardise the sale?
Don’t worry too much. First the deeds may be kept by your mortgage company or they could be archived with the lawyers who oversaw your purchase. Secondly the chances are that the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors procuring current official copies of the land registers. Almost all conveyancing in Deptford involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Deptford. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this allowed?
Where you plan to refinance then UBS will insist on your using a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
We were going to get a DIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Deptford solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Deptford solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
It is unclear whether my mortgage offer requires a lease extension. I have telephoned my Deptford building society branch on a couple of occasions and was told they are content with the situation and they would lend. My Deptford conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the property lawyer is on the mortgage company panel, they must adhere to the Council of Mortgage Lenders’ Handbook provisions for the 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have finally had an offer on a flat in Deptford accepted, the owners do nevertheless have a dependent purchase. The vendors have offered on on an apartment, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have chosen a local conveyancing solicitor in Deptford. What do I do now? At what point do I apply for the mortgage with Co-operative?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Deptford conveyancing search costs, etc). First, you must ensure that your solicitor is on the Co-operative conveyancing panel. Concerning the next steps this very much dictated by the specifics of your case, attraction to the property and on the state of the market. During a hot market the majority of buyers will apply for the mortgage with Co-operative and arrange for the valuation and only if it comes back ok would they pay their lawyer to proceed with searches.
I am buying a property and the lawyer has identified Chancel Repair to which the house may be obligated to pay given it’s proximity to the area of such a church. She has suggested insurance. Is this really warranted for conveyancing in Deptford
Unless a previous purchase of the house completed post 12 October 2013 you could expect lawyers conducting conveyancing in Deptford to remain encouraging a chancel search and or chancel repair liability policy.
Is it simple use the search facility to select a conveyancing lawyer in Deptford on the authorised to act for my lender?
1st select a lender such as Barclays , Coventry Building Society or Aldermore then choose your location such as Deptford. Conveyancing practices in Deptford and nationally should be shown.