Can I use your services to recommend a Conveyancing solicitor in New Eltham even where I’m not buying or disposing of a house, for instance if I wish to acquire a shop in New Eltham with a mortgage from Skipton Building Society?
Our comparison service is mainly utilised to help choose domestic conveyancing solicitors in New Eltham but we have set out at the bottom of this page a few New Eltham commercial conveyancing firms. You should make contact with the company directly to establish if they can also act for Skipton Building Society
Can I be sure that the New Eltham conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in New Eltham obtaining recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor handling your transaction.
I have a mortgage with Skipton for my property in New Eltham. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Skipton?
Your original mortgage agreement with Skipton will provide that you need their approval in advance of letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel solicitor.
I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being a right pain. The New Eltham solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What will a local search inform me concerning the property I am purchasing in New Eltham?
New Eltham conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations such as Searchflow The local search plays an important role in many a New Eltham conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I'm purchasing a new build house in New Eltham with a loan from Nationwide Building Society. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The property agent suggested that I not inform my conveyancer about the deal as it will put at risk my loan with Nationwide Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. New Eltham is where the house is located. Can you shed any light on this issue?
Flying freeholds in New Eltham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside New Eltham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Eltham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We are soon to exchange buying a property in New Eltham but as a consequence of damage from the recent storms I have negotiated compensation from the owner of four thousand pounds by way of a reduction in the price. I had intended this to be dealt with as part of the conveyancing process yet my lender will not agree to this. Should they have been involved?
Any conveyancer listed on the mortgage company approved list is duty bound to advise the mortgage company of any amendments to the sale amount. If you were to refuse your conveyancing practitioner to report the reduction to your lender then they would have to disinstructing themselves from representing you and the bank.