I am expecting a mortgage offer from Nat West. I hope to employ the services of a Licensed Conveyancer in New Addington. Does the Nat West Solicitor panel exclude Licensed Conveyancers?
The Nat West approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The New Addington conveyancing firm that I recently instructed on my house acquisition in New Addington have without warning closed. I only went with them because I needed a firm on the HSBC conveyancing panel and my previous New Addington lawyer was not. I sent them a cheque for £250 in advance. What should be my next steps?
If you have an estate agent involved then inform them straight away so that they can let the sellers know that there may be a slight delay due to the problems encountered. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the HSBC conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
I currently have a mortgage with Principality for my property in New Addington. Conveyancing was finalised a year 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 Principality?
Your original mortgage agreement with Principality will provide that you need their approval before renting your property as this is likely to be a breach of Principality’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 Principality directly. You need not do this via a Principality conveyancing panel solicitor.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being difficult. The New Addington solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My offer on a property in New Addington has been accepted, but there is a chain. The sellers have offered on on an apartment, but it’s not yet agreed to, and have viewings of other apartments booked. I have selected a local conveyancing solicitor in New Addington. What should be my next step? At what point should I apply for the mortgage with TSB?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then valuation, New Addington conveyancing search charges, etc). First, you must ensure that your lawyer is on the TSB conveyancing panel. Regarding the subsequent phase this very much dictated by the circumstances of your transaction, motivation for the property and on the state of the market. During a rising market the majority of purchasers will apply for a home loan with TSB and arrange for the valuation and only if it comes back ok would they ask their solicitor to press on with searches.
Are there restrictive covenants that are commonly picked up during conveyancing in New Addington?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in New Addington. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I'm remortgaging my current house to a BTL mortgage with Barnsley Building Society and intend to use the remaining equity as a down payment on a second house. The neighborhood we are looking at is New Addington. Will your conveyancers be able to act for both sets of banks and link together the transactions?
Do use our search tool on this page to be sure that the lawyers are on the relevant lender panels. Assuming that they are the conveyancer will be able to connect the two deals but you should have a chat with you solicitor and specify your expectations and needs.
How does one remove a deceased person's details from the title register for a house in New Addington?
Where a New Addington property is jointly owned and one of the owners dies, the name will not automatically be removed from the Land Registry title. You are not required to amend the title as when it comes to a sale you would simply be asked to supply proof as to the reason the joint proprietor is missing from the contract, ordinarily this is in the form of the probate documents.
With a view to making things more straight forward in the future you can arrange to have the deceased person erased from the title register by applying to HMLR with proof of the death. There is no charge from the Registry for this service.