My family solicitor has sent a quote for £1400 for no sale no fee conveyancing in New Eltham. I am looking to sell a modern house for £200,000. Is this too much? Is it in excess of the norm for conveyancing in New Eltham?
The charges are a bit high. Where you are content to invest time scrutinising costs you could shave off some of the expense by say £100 plus VAT. That being said, you mightlive to regret choosing an an unknown lawyer. Remember to be sure the solicitor can act for your bank. Do utilise our search tool to find a New Eltham conveyancing firm on the banks approved list of lawyers which can often include conveyancing solicitors in New Eltham.
I am assisting my step-mother sell her house in New Eltham. Does the conveyancer arrange the energy assessment or do I organise this?
Following the abolition of Home Packs, energy assessments was kept a mandatory part of moving property. An EPC should be commissioned before the property is marketed. It is not something that law firms ordinarily organise. If you are using a New Eltham conveyancing practitioner they might help arrange energy performance certificates due to their relationships with reputable local assessors
Is it correct that all New Eltham CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved firms?
A selection of banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.
After what seems like an age I have had an offer on a flat in New Eltham agreed to, the vendors do however have a connected purchase. The owners have placed an offer on somewhere, however it’s not yet agreed to, and are looking at other properties in the pipeline. I have chosen a local conveyancing solicitor in New Eltham. What should be my next step? At what stage should I apply for the mortgage with Bank of Ireland?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then survey, New Eltham conveyancing search fees, etc). First, you must ensure that your conveyancer is on the Bank of Ireland conveyancing panel. Regarding the subsequent phase this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. In a buoyant market some home buyers will apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it comes back ok would they pay their lawyer to press on with the conveyancing in New Eltham.
Should commercial conveyancing searches disclose impending roadworks that may affect a commercial land in New Eltham?
Many commercial conveyancing solicitors in New Eltham will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in New Eltham. The report sets out definitive information 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 crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to New Eltham commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in New Eltham.
The deeds to my house are lost. The lawyers who handled the conveyancing in New Eltham 5 years ago are no longer around. What are my next steps?
Assuming the title is registered the details of your proprietorship will be evidenced by HMLR with a Title Number. It is easy to execute a search at the Land Registry, locate your house and get current copies of the property title for less than a fiver. If the title is Leasehold then the Land Registry will usually hold a certified copy of the Registered Lease and again, a copy can be retrieved for a small fee.
I am buying my first flat in New Eltham with a mortgage from Leeds Building Society. The developers would not move on the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent suggested that I not to tell my conveyancer about this deal as it will adversely affect my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Our conveyancer in New Eltham has discovered a defect with the lease for the apartment we are purchasing in New Eltham. The other side have put forward defective title insurance as a solution. We are content with insurance and will cover the costs. Our solicitor says that as he is on the lender conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.