Having been referred to your web site we were going to go ahead with a conveyancing solicitor in Otford listed by you but stumbled across some other estimates via the web look cheaper – why is this?
One can find numerous solicitors advertising at first sight what seems to be extremely cheap conveyancing in Otford. We would encourage you to give due consideration about how much you respect your own move to you are willing to be penny wise pound foolish in relation to the quality of the legal work. Many of them list a low fee to tease you but conceal additional costs in the small print..
I am due to move home in December. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you recommend a removal company in Otford. Conveyancing lawyer was organised prior to coming across this site.
On the afternoon of completion you will need to collect the keys from your selling agent however this should only take place once the vendors solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. You can tell the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you choose a conveyancing in Otford or a solicitor that specialises in conveyancing in Otford.
My husband and I are at the point of viewing houses in Otford and I am now considering a potential offer. Should I already have a property lawyer appointed at this point? I will be getting a mortgage with Co-operative.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are taking out a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Otford building society branch on a couple of occasions and was informed it wasn't a problem and they will lend. My Otford conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your conveyancing practitioner has to comply with the CML Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
How does conveyancing in Otford differ for newly converted properties?
Most buyers of new build residence in Otford contact us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Otford tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Otford or who has acted in the same development.
Should I be suspicious about estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local Otford conveyancing firm?
As with lots of professional services, often referrals from family and friends can be very helpful. Yet there are numerous players in a conveyancing matter; estate agents, financial adviser and lenders may put forward conveyancers to select. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but occasionally there may be a commercial relationship behind the recommendation. You have the right to select your own lawyer. You need to be aware that many banks specify a panel list of lawyers you have to use for the lender aspect of your house move.
Helen (my wife) and I may need to let out our Otford 1st floor flat temporarily due to a new job. We instructed a Otford conveyancing firm in 2004 but they have since shut and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Some leases for properties in Otford do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Otford Leasehold Conveyancing - Sample of Queries before Purchasing
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Does the lease have onerous restrictions? The prefered form of lease structure is if the freehold reversion is in the ownership of the leaseholders. In this scenario the leaseholders enjoy being in charge if their destiny and even though a managing agent is frequently employed where it is bigger than a house conversion, the managing agent retained by the leaseholders. Please inform me if there are any major works in the near future that could increase the maintenance charges?
What is the reason for my property lawyer requiring a list of items of ID ahead of starting selling or buying a property in Otford?
Otford conveyancing practitioners are duty bound by the Law Society, Solicitors Regulation Authority, HM Land Registry and current AML legislation to record that the have checked the identity of their clients. It is also sometimes a condition of your bank where you are taking a mortgage. Furthermore they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, NI number and date of birth.