I have a decision in principle. The lender mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would much rather use a New Cross based conveyancing firm?
Do check but the the probability is that appoint one of their panel conveyancers where you want the "fee-free" incentive. Contact the mortgage company to see if they offer you a monetary alternative. In the past a few lenders offered a £250 cashback as a further option in which case you could put that amount towards the cost for your conveyancing solicitor in New Cross.
Me and my brother have a terraced Victorian house in New Cross. Conveyancing lawyer acted for me and Chelsea Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, another for leasehold with the exact same address. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in New Cross and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with the conveyancing lawyer who conducted the work.
The estate agent has sent us the confirmation of our purchase of a new build apartment in New Cross. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in New Cross
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are architect prepared.
I was pointed in your direction by numerous property agents in New Cross to locate a solicitor using your seach tool. What’s the financial incentive for Estate Agents to promote your lawyers over and above a competitor’s?
We don’t make any financial incentive for pointing buyers and sellers our way. We thought it would be too underhand a fee because a client could think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Am I better off to appoint a New Cross conveyancing lawyer in close proximity to the house I am buying? An old friend can conduct the legal work but they are based 400miles away.
The primary upside of using a local New Cross conveyancing practice is that you can pop in to sign paperwork, present your identification documents and pester them if necessary. They will also have local knowledge which is a benefit. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were happy that must surpass using an unknown New Cross conveyancing lawyer solely due to them being New Cross based.
My wife and I have recently had an offer accepted on a property and had meeting on Friday with HSBC for the mortgage. They have informed me that when it comes to selecting a solicitor that if they are not on their approved panel of conveyancing practitioners then we will be subject to an a further charge of about two hundred pounds. This is because they would then have to instruct a conveyancer to act for them as well as the one we appoint for ourselves and we assume responsibility for their invoice. I have asked HSBC to furnish me with a list so I can seek estimates only from their approved conveyancers but was told they dont have such a list to hand over. Is there a simple way of finding out who is on a lender panel?
You can enquire of HSBC what their criteria for panel membership is for a conveyancer.Then ask the conveyancer of your choice whether they meet the criteria and have they acted on loans for HSBC before. Where the answer to those is yes, then just double check with HSBC. Another option is to make use of our search tool and we should be able to identify a conveyancing practitioner in New Cross on the approved list for HSBC.