I require conveyancing for an apartment in a relatively new development (6 years built) in Nine Elms. Almost all the properties have already been occupied. Is it really necessary to order neighbourhood searches for my conveyancing in Nine Elms?
A big part of the Nine Elms legal transfer of property is the conveyancing searches. There are a large number of companies who offer Nine Elms conveyancing searches, as well direct from the local authority. These are usually referred to as personal search organisation due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must obtain their data from the local authority.
Our mortgage company has suggested solicitors on their panel based in Nine Elms but I would rather choose a conveyancing lawyer in Nine Elms local to me. Can you assist?
The minority of Nine Elms conveyancing firms are on all banks conveyancing panel. Do make use of our find an approved solicitor tool to find a Nine Elms conveyancing conveyancer on the on the lender panel.
Are all Nine Elms Conveyancing Quality Solicitors on the Santander conveyancing list of approved practices?
It is true that some banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I am currently in the process of buying my council flat in Nine Elms. I have a mortgage agreed with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
I recently had an offer agreed on a house in Nine Elms. My financial adviser suggested a lawyer. I paid an upfront payment of £200. A few days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I'm purchasing my first flat in Nine Elms with a mortgage from Aldermore. The builders refused to budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent advised me not disclose to my solicitor about this side-deal as it will affect my mortgage with the lender. 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 have been pointed in your direction by two or three local selling agents in Nine Elms to locate a conveyancer using your seach tool. What’s the financial incentive for Estate Agents to offer your services over alternative conveyancing organisations?
We don’t make any referral fee for pointing buyers and sellers our way. We found it would be just too difficult to pay a commission because home movers will think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
We are soon to complete buying a house in Nine Elms but as a result of wreckage from the recent storms I have negotiated compensation from the owner of £3k in the form of a adjustment in the price. I had intended this to be dealt with as part of the conveyancing process but the lender will not permit this. Why were they notified?
Any conveyancing practitioner that is on the mortgage company conveyancing panel is duty bound to disclose to the mortgage company of any amendments to the sale price. If you were to refuse your conveyancer to report the price change to your lender then they would have to refrain from representing you and the lender.