I instructed a Penge based firm for my conveyancing in Penge last week. Looking through the fine print it is apparent thatwe are liable for charges even if the sale doesn't happen. Should I go with them or instruct a web based firm promising no move no charge conveyancing in Penge?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the conveyancing charges will tend to be be more expensive to cover those transactions that do not proceed. Dont forget that such promotions generally do not cover outlay e.g. Penge conveyancing search expenses.
We see that you have a post code search directory listing firms on the HSBC conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Penge?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Penge.
Can you clarify what the consequences are if my solicitor is suspended from the Santander Conveyancing panel ahead of completing my conveyancing in Penge?
The first thing to point out is that, this is very unlikely to happen. 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 at a cost.
Are there restrictive covenants that are commonly identified during conveyancing in Penge?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Penge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a simple, no chain conveyancing. Penge is the location of the property. Can you offer any opinion?
Flying freeholds in Penge are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penge you must be sure that your lawyer goes through the deeds very carefully. Your lender 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 premises.
I need to retain a conveyancing solicitor for sale conveyancing in Penge. I have land on a web site which looks to be the perfect offering If there is a chance to get all the legals done via web that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?