I was notified today by my broker that my Orpington solicitor is not on the lender Solicitor panel. How can I be certain whether this is indeed the case?
The best course of action for you to take is to call your Orpington conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may be able to suggest a Orpington conveyancing firm that is on the conveyancing panel for your mortgage company.
Due to complete my purchase in Orpington next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the lender. What risks does the bank expect the insurance to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook conditions. These requirements are not specific to conveyancing in Orpington.
Can I use your services to recommend a Conveyancing solicitor in Orpington even if I’m not purchasing or selling a house, for example if I want to buy an office in Orpington with a mortgage from Lloyds TSB Bank?
The service is primarily utilised to get a quote from domestic conveyancing solicitors in Orpington but we have set out at the end of this page some Orpington commercial conveyancing firms. You will need to make contact with the company directly to see if they are also authorised to represent Lloyds TSB Bank
I used Arc property Solicitors a few years ago for my conveyancing in Orpington. I now require my file however the law firm is no longer operating. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Orpington of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I'm purchasing a new build house in Orpington benefiting from help to buy. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my solicitor about this side-deal as it could jeopardize my loan with the lender. Is this normal?.
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.
Due to the input of my in-laws I had a survey completed on a property in Orpington before retaining solicitors. I have been advised that there is a flying freehold element to the house. Our surveyor has said that some banks tend refuse to issue a mortgage on a flying freehold home.
It varies from the lender to lender. HSBC has different requirements for example to Halifax. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Orpington. Conveyancing may be slightly more expensive based on your lender's requirements.