My IFA requires my Peckham solicitor’s panel member for the Santander conveyancing panel. How do I discover this. I have tried my local Peckham branch but they have not responded to me.
The sensible thing to do is ask for this information from your Peckham property lawyer . Most Peckham conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
My wife and I intend to remortgage our flat in Peckham with Clydesdale. We have a son 19 who lives with us. Our solicitor requested us to identify anyone over the age of 17 other than ourselves who lives in the flat. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the property is forfeited by the lender. I have two concerns (1) Is this document specific to the Clydesdale conveyancing panel as he never had to sign this form when we purchased 3 years ago (2) Does our son by signing this compromise his rights to inherit the property?
On the face of it your lawyer has done nothing wrong as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Clydesdale. This is solely used to protect Clydesdale if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Clydesdale had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
This question may be naive but I am new to the home moving as a 1st time buyer of a two bedroom flat in Peckham. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Peckham?
On the day of completion you do not need to go to the conveyancers office in Peckham. Your solicitors will transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you will be called to pick up the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
A friend informed me that in buying a property in Peckham there could be various restrictions prohibiting external alterations to the property. Is this right?
There are anumerous of properties in Peckham which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Peckham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my apartment. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being pedantic. The Peckham solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
About to purchase a new build flat in Peckham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Peckham
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, chain free conveyancing. Peckham is the location of the property. Can you offer any advice?
Flying freeholds in Peckham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Peckham you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Peckham may determine 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 premises.
Do I need to be suspicious that brokers that I am dealing with are recommending an online conveyancing firm rather than a High Street Peckham conveyancing firm?
As with many service providers, often referrals from family and friends can be worth their weight in gold. Yet there are many parties with a vested interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all recommend lawyers to choose. On occasion these lawyers might be known to one of the organisations as being good in their field, but occasionally there is an underlying financial incentive behind the recommendation. You have the right to select your preferred conveyancer. However, bear in mind that the majority of mortgage providers operate an approved list of solicitors you are obliged to use for the lender aspect of your transaction.