My lawyer in Elephant and Castle is not on the TSB Conveyancing Panel. Can I still continue with my family solicitor even though they are excluded from the TSB list of approved lawyers?
Your options are as follows:
- Complete the purchase with your preferred Elephant and Castle lawyers but TSB will need to use a conveyancer on their list of acceptable firms. This will result in additional overall conveyancing charges as well as cause delays.
- Find an alternative practitioner to to deal with the purchase, not forgetting to check they are Convince your lawyer to use their best endeavours to join the TSB conveyancing panel
I happen to be the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the house in Elephant and Castle. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I do know about the CML six month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in August. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Most mortgage companies would take a practical view as this provision principally exists to identify subsales or the wholesaling and assigning of property.
is it true that all Elephant and Castle solicitor firms on the Coventry BS conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Coventry BS conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel in which case such firms would be governed by the CLC.
The formalities of my remortgage has taken place for my property in Elephant and Castle. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I'm buying a new build house in Elephant and Castle with a loan from Chelsea Building Society. The sellers would not move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my conveyancer about this extras as it could affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a simple, no chain conveyancing. Elephant and Castle is where the house is located. Can you shed any light on this issue?
Flying freeholds in Elephant and Castle are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Elephant and Castle you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Elephant and Castle may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
My business partner and I are looking to take over a lease of an office on the high street. Can you recommend conveyancers offering fixed costs for commercial conveyancing in Elephant and Castle for under £1,200?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Elephant and Castle, including the sale and acquisition of businesses as well as simply premises. If you are intending to acquire or sell a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right firm. As for the fees this will depend on the structure and complexity of the deal. Let us have your contact information or telephone us so that we can supply you with a detailed commercial conveyancing quote.
Is it possible for you to suggest a trustworthy Elephant and Castle conveyancer for purchasing an apartment? A relative recommended one but their estimate was £1250 for a 225k property. I think thats a wee bit steep. The lender will be Leeds Building Society.
LenderPanel.com is limited to being a directory service for solicitors who wish to be listed as being on the approved conveyancing panel for Leeds Building Society in certain locations such as Elephant and Castle . Our intention is not to recommend any specific property lawyer.