Just been in touch with my conveyancing lawyer in New Cross who conducted the legals two years ago and wanted a conveyancing costs illustration based on the same type of home move (a leasehold premises and a freehold property) of similar values with a loan from Virgin Money. It looks as though am now being quoted twice the amount. Stick with what I know or should I seek out an alternative conveyancer?
The estimate does seem a tad on the high side. Where you are willing to invest time contrasting quotes you could trim some of the expense by perhaps a hundred pounds. On the other hand, providing that you were satisfied with the legal work the firm offered you mightlive to rue opting for an an untested solicitor. Remember to check that the firm can represent Virgin Money. You can utilise our search tool to get a quote a New Cross conveyancing firm on the Virgin Money approved list of lawyers, which can often include conveyancing solicitors in New Cross.
I am buying a garden flat in New Cross. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in New Cross you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in New Cross.
Is it the case that all New Cross conveyancing solicitors on the Santander conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Santander conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do allow licenced conveyancers on their panel and in such a situation the organisation would be overseen by the CLC.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a New Cross lawyer on the Skipton panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my New Cross building society branch on numerous occasions and was advised it wasn't a problem and they will lend. My New Cross conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
As long as the property lawyer is on the lender approved list, they must adhere to the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Just had an offer accepted on a new build apartment in New Cross. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in New Cross
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
As co-executor for the estate of my uncle I am disposing of a house in Newport but live in New Cross. My conveyancer (approximately 235 kilometers from merequires that I execute a stat dec ahead of completion. Can you recommend a conveyancing lawyer in New Cross to witness and place their company stamp on the document?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are New Cross based
What can I do to determine who is the owner of a property in New Cross?
As long as the property is recorded at HMLR, and you have sufficient information of the location of the property, you should be able to view details from the the Land Registry of the recorded proprietor for a a minimal charge.