How do I check that the solicitor handling my conveyancing in Erith is on the bank’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays Direct thus paying £175.00 in further legal charges.
You should make the most of the search tool on this web page. Please choose the mortgage company and type ‘Erith’ or your location and you will see numerous conveyancers based in Erith or near you.
The mortgage over my property is with RBS for my property in Erith. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?
You must advise RBS in advance of renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel firm.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Erith solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 solicitor 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 Erith postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Erith.
HSBC have agreed my home loan in principle, my offer on a property in Erith has been accepted, what happens next?
Your estate agent will want to be advised as to your conveyancing practitioner's details (ensure that the lawyers are on the bank’s approved list). Telephone HSBC or the broker and complete any outstanding forms. HSBC will instruct a valuer who will get in contact with the selling agent or seller to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. HSBC will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Erith.
Despite weeks of looking the Title Certificate and documents to our house are lost. The lawyers who conducted the conveyancing in Erith 10 years ago no longer exist. What are my next steps?
As long as you have a registered title the information relating to your ownership will be retained by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, identify your house and secure up to date copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I'm converting the mortgage on my existing home to a BTL mortgage with Barclays Direct and intend to use the remaining equity towards a second house. The location we are looking at is Erith. Will your solicitors be able to act for the two lenders and link together the two deals?
Do use our comparison tool on this site to be sure that the solicitors are approved by both mortgage companies. On the basis that they are the lawyer will be able to connect the two transactions but you should talk with you lawyer and make apparent your expectations and requirements.
We're novice buyers - had an offer accepted, but the selling agent has warned us that the owners will only go ahead if we appoint the agent's chosen solicitors as they need a ‘quick sale’. We would rather use a local solicitor used to conveyancing in Erith
It is improbable the vendors are behind this. If they require ‘a quick sale', turning down a serious buyer is not the way to achieve this. Speak to the owners direct and explain that (a)you are keen to buy (b)you are ready to go, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you intend to instruct your preferred Erith conveyancing firm - as opposed tothe ones that will provide the negotiator at the agency a commission or hit his conveyancing thresholds set by corporate headquarters.
I have been recommended a conveyancing solicitor in Erith. I I would like to check if they are on the bank's conveyancing panel. Can you or the bank confirm if they are on the panel?
It’s a good idea contact the lawyer and ask them if they are on the lender's approved list. If that does not help call us and we can investigate and revert. If they are not on the bank panel we we can help find a reputable conveyancing solicitor in Erith on the approved list for your lender.