I have just started taking steps with the intention of transferring my domestic loan to a BTL Britannia mortgage. I have been informed by my broker that I require a conveyancer for this. I spoke to the same Erith conveyancing solicitor who who conducted the conveyancing when I initially bought the premises. The costs estimate supplied of £470 has surprised me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The costs illustration is slightly on the steep side. If you are content to expend time comparing prices you could get the conveyancing a bit cheaper by say a hundred pounds. That being said, providing that you were happy with the conveyancing the firm offered you couldlive to regret choosing an an untested lawyer. Don't forget to ensure the conveyancer can act for Britannia. You can utilise our search tool to get a quote a Erith conveyancing firm on the Britannia approved list of lawyers, which can often include conveyancing solicitors in Erith.
It is 10 years ago since I acquired my home in Erith. Conveyancing lawyers have recently been instructed on the sale but I am unable to track down the deeds. Is this a major issue?
You need not be too concerned. First there is a chance that the deeds will be kept by your lender or they could be in the possession of the conveyancers who oversaw your purchase. Secondly in all probability the land will be registered at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Erith involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
We are getting a further advance on our home loan from Kent Reliance as we wish to carry out alterations to our property in Erith. Are we obliged to select a bricks and mortar Erith solicitor on the Kent Reliance conveyancing panel to deal with the legals?
Kent Reliance don't usually instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance list.
I have decided to exercise my right to buy my property in Erith off the council. I have a mortgage agreed with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
I have a mortgage with Skipton for my property in Erith. Conveyancing was finalised 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 BTL mortgage or inform Skipton?
Skipton must be informed of your intention before letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. It may be that Skipton will permit you to let 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 Skipton directly. You need not do this via a Skipton conveyancing panel solicitor.
I require fast conveyancing in Erith as I am under a deadline to exchange contracts in less than one month. Luckily I do not require a mortgage. Can I avoid the conveyancing searches to save money and time?
If.Given you are not getting a home loan you are at liberty not to have searches conducted although no solicitor would recommend that you don't. With plenty of history conveyancing in Erith the following are examples of what can crop up and therefore impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...
I am buying my first flat in Erith with the aid of help to buy. The sellers would not budge the price so I negotiated 6k of additionals instead. The house builders rep suggested that I not to tell my lawyer about the side-deal as it would put at risk my loan with the lender. Is this normal?.
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 have been pointed in your direction by three or four local estate agents in Erith to find a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to promote your site ahead of a competitor’s?
We don’t make any referral fee for sending work our way. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.