My fiance’s uncle is a conveyancing practitioner. I hope that I will receive friends and family rates for conveyancing, but if not, what kind of fees would I typically be looking at for conveyancing in New Eltham?
It’s advisable to get two or three conveyancing estimates. Make use of our search tool on this site. You will notice that charges do contrast greatly but service levels do differ between law firms as is the case with the vast majority of professional services.
We wanted to use a conveyancing solicitor in New Eltham for our home move. Our financial adviser informed us that our mortgage company The Royal Bank of Scotland won't deal with them. Surely this is unduly restrictive?
Pre- 2008 most mortgage companies had a different appetite for risk. Almost all New Eltham conveyancing firms would have been on most bank panels. The financial services regulator in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more information from law firms about their operations and their employees as well as set certain criteria such a completing on a minimum number of transactions. Many New Eltham conveyancing firms that have been excluded from lender panels have Unblemished track record, no complaints and no claims and didn't just 'dabble' in conveyancing. New Eltham is amongst the hundreds of areas where the solicitors we list are on the panel for The Royal Bank of Scotland.
Should my solicitor be asking questions regarding flooding during the conveyancing in New Eltham.
Flooding is a growing risk for lawyers carrying out conveyancing in New Eltham. Plenty of people will purchase a house in New Eltham, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Solicitors are not best placed to offer advice on flood risk, but there are a numerous checks that may be carried out by the buyer or by their solicitors which will give them a better understanding of the risks in New Eltham. The standard completed inquiry forms sent to a buyer’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to find out whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the seller, then a purchaser may issue a compensation claim stemming from an misleading response. The buyer’s solicitors may also commission an enviro report. This should indicate if there is any known flood risk. If so, additional investigations will need to be initiated.
I'm converting the mortgage on my primary home to a BTL mortgage with Santander and I will use the ballance of the raised equity as a deposit on further house. The location we are talking about is New Eltham. Will your conveyancers be able to act for both sets of lenders and tie in the transactions?
Do use our comparison tool on this page to be sure that the solicitors are on the appropriate lender panels. On the basis that they are the solicitor should be able to connect the two deals but you should have a chat with you conveyancer and make apparent your expectations and needs.
We're novice buyers - agreed a price, yet the selling agent informed us that the vendor will only issue a contract if we appoint their preferred solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street conveyancer used to conveyancing in New Eltham
We suspect that the seller is unaware of this requirement. Should the owner desire ‘a quick sale', turning down a serious purchaser is counter productive. Try to communicate with the owners directly and explain that (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you are chain free (d) you intend to proceed fast (e)but you intend to use your own,trusted New Eltham conveyancing solicitors - as opposed tothe ones that will provide the estate agent a referral fee or achieve conveyancing figures set by HQ.
At what point do I pay the Stamp Duty Land Tax due for my conveyancing in New Eltham?
Most solicitors tend to fill out a Land Transaction Return Form on your behalf as part of your New Eltham purchase transaction for signature. On completion your conveyancing practitioner will submit the STL application to the Inland Revenue and - as long as they have the funds - settle any land tax due for you.