I am buying a ground floor flat in New Eltham. My Conveyancer is not listed on the lender solicitor list. Am I still permitted to continue with my New Eltham conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?
One must appoint a property lawyer to complete the formalities if you need a mortgage to buy your home. They will carry out all the essential due diligence on the property, make sure that you will be properly registered as the owner and ensure that all the required mortgage paperwork is dealt with. One could select a New Eltham conveyancer of your choice. However, where the conveyancer selected is not a member of the lender solicitor panel additional fees will arise as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so provided your lawyer has not in the past applied for membership they should do so.
I just acquired a property at auction in New Eltham. Conveyancing is necessary. What happens now?
Having for all intents and purposes signed on the dotted line you should retain a conveyancing solicitor quickly as you are facing a tight a drop dead date to complete the purchase. An auction property will ordinarily have a corresponding auction set of papers. This will include evidence of title and search results. Where you are dealing with leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to give this to the solicitor instructed by you as soon as possible. You also need to ensure that that you have the requisite funding in order to complete the transaction on the set completion date.
is it true that all New Eltham solicitor firms on the HSBC conveyancing panel are overseen by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do list licenced conveyancers on their panel and in such a situation the organisation would be overseen by the Council of Licensed Conveyancers.
We were going to get a OIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nottingham recommend any New Eltham solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint New Eltham solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in New Eltham?
Its becoming the norm that commercial conveyancing solicitors in New Eltham will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in New Eltham. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in New Eltham.
For each commercial conveyancing transaction in New Eltham it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to New Eltham commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in New Eltham.
five months have gone by since my purchase conveyancing in New Eltham completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Am I right to be concerned by estate agents that I am dealing with are recommending a national conveyancing firm as opposed to a local New Eltham conveyancing firm?
As is the case with many professional services, often recommendations from connections can be extremely useful or valuable. But there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all suggest solicitors to select. On occasion the conveyancers might be known to one of the organisations as experts in their field, but occasionally there is an underlying commercial relationship behind the recommendation. You are free to choose your preferred conveyancer. However, bear in mind that some lenders operate an approved list of conveyancers you have to use for the mortgage aspect of your house move.
I need to instruct a conveyancing solicitor for sale conveyancing in New Eltham. I have stumble across a web site which seems to have the perfect solution If it is possible to get all the legals completed via web that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?