we are a couple who intend to purchase a 3 bedroom flat in Greenwich with a homeloan from Barclays .We have a Greenwich conveyancing practitioner but Barclays says his firm is not listed on their "panel". we are left little option but to use a Barclays panel lawyer or retain our preferred solicitor and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. The home loan offered to you is subject to its terms and conditions, a common one being that conveyancers needs to be on the Barclays solicitor panel. in the past, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Barclays
There are plenty of conveyancing solicitors in Greenwich but how do I know who's good?
We would encourage you not to base your choice on the cheapest Greenwich conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I am helping my niece sell her property in Greenwich. Does the conveyancing solicitor commission the energy assessment or should I organise this?
After the demise of Home Information Packs, EPC’s was kept a mandatory element of selling a property. An energy assessment must be to hand in advance of the property being placed on the market. It is not as aspect of the sale process that law firms normally arrange. Where you are instructing a Greenwich conveyancing lawyer they may help arrange EPC’s given their contacts with reputable Greenwich assessors
We are purchasing a victorian detached house in Greenwich. Our aim is to carry out a loft conversion at the property.Will the conveyancing process include enquiries to ascertain if these alterations are allowed?
Your solicitor will review the deeds as conveyancing in Greenwich will on occasion identify restrictions in the title deeds which prohibit categories of changes or need the consent of a 3rd party. Many works call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.
What will a local search inform me regarding the house we're purchasing in Greenwich?
Greenwich conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search plays an important part in many a Greenwich conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
How does conveyancing in Greenwich differ for new build properties?
Most buyers of new build residence in Greenwich approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in Greenwich usually purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Greenwich or who has acted in the same development.
In my capacity as executor for the estate of my uncle I am selling a property in Swansea but I am based in Greenwich. My conveyancer (who is 300 miles awayrequires that I execute a stat dec before completion. Can you recommend a conveyancing solicitor in Greenwich who can witness and place their company stamp on the document?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Greenwich based
My conveyancers in Greenwich have advised me that they can not locate my conveyancing file. To assist with my purchase I took out a mortgage with the lender. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.