I have just been advised by my lender that my Northfleet property lawyer is not on the bank Solicitor panel. How can I be sure that this is correct?
The first thing you need to do is to contact your Northfleet conveyancer. You lawyer should advise you what has happened. Where they are not on the panel they may recommend you to a Northfleet conveyancing practice that is on the approved list of lawyers for your bank.
IfI were to purchase a freehold propertyin Northfleet mortgage fee and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Northfleet?
Any savings you would gain will be limited to the Northfleet conveyancing searches. A conveyancing practitioner is obliged to do the vast majority of work - money laundering, correspond with the vendors solicitor, stamp duty submission, register the property etc. A marginal saving might be made by not needing to register a charge however it will not be meaningful.
It is is a decade since I bought my house in Northfleet. Conveyancing solicitors have just been appointed on the sale but I can't locate the deeds. Will this jeopardise the sale?
Don’t worry too much. First there is a chance that the deeds will be kept by your lender or they could be in the possession of the conveyancers who handled your purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Northfleet involves registered property but in the unlikely event that your home is not registered it is more of a problem but is resolvable.
The deeds to my home are lost. The conveyancers who handled the conveyancing in Northfleet 10 years ago no longer exist. What are my options?
As long as you have a registered title the information relating to your ownership will be documented by the Land Registry with a Title Number. It is possible to carry out a search at the Land Registry, find your property and order up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I am purchasing my first flat in Northfleet with a loan from Britannia. The sellers refused to reduce the amount so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my solicitor about the side-deal as it may put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
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 UK Finance website. UK Finance 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.
Been looking for a property lawyer for freehold sale conveyancing in Northfleet. I'm selling, uncomplicated no mortgage to redeem, no rush, currently empty. Had an estimate from a solicitor for £1000 including VAT which is a tad expensive considering its so straightforward. Can I pay less for conveyancing in Northfleet?
As it’s a sale only, £500 + VAT would be about the best for sale conveyancing in Northfleet.