Why would I appoint a Penge conveyancing practice given that internet based alternatives are easier on the wallet?
By all means make sure that you contrast conveyancing costs in Penge and you should seek an affordable fee calculation but don’t become consumed with getting the lowest priced Penge conveyancer. Locating the right conveyancer can mark the difference between a seamless and a stressful house move. You need to ensure that you have expert guidance from a trusted lawyer. An e-mail can never be as helpful as a telephone discussion and are no substitute for a one to one consultation. The firms that we work with will allocate you a qualified and trusted conveyancing solicitor who can tackle your conveyancing from from the outset to completion, giving the sort of hand holding that you are unlikely to received from an online conveyancer. He or She will inform you on any developments making sure that you are ensuring that you are updated at regular intervals. If you ever need to call the firm you will know who to ask for and they will ensure you are kept fully informed.
What is the first thing I need to know concerning purchase conveyancing in Penge?
Not many law firms shout this from the rooftops but conveyancing in Penge and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of opportunity for friction between you and other parties involved in the ownership transfer. E.g., the vendor, selling agent and even potentially your lender. Appointing a lawyer for your conveyancing in Penge should not be taken lightly as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to act in your legal interests and to keep you safe.
We are witnessing a definite increase in the "blame" culture- someone must be blamed for the process taking so long. You should always trust your conveyancer above all other parties in the home moving process.
What happens if my lawyer’s firm is removed from the Co-operative Conveyancing panel ahead of completing my conveyancing in Penge?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
It has been 4 months since my purchase conveyancing in Penge took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Penge differ for new build properties?
Most buyers of new build premises in Penge come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is built. This is because builders in Penge typically buy the site, 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 accustomed to new build conveyancing in Penge or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Penge is where the house is located. Is there any guidance you can give?
Flying freeholds in Penge are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Penge you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penge may decide 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 property.