Me and my partner are purchasing a 1 bedroom apartment in Selhurst with a mortgage. We have a Selhurst lawyer, but the mortgage company says she’s not on their "panel". We have to appoint one of the mortgage company panel firms or retain our Selhurst conveyancing practitioner as well as pay for one of their panel lawyers to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Selhurst conveyancing solicitor to apply to be on the conveyancing panel.
I require conveyancing for an apartment in a relatively new development (6 years old) in Selhurst. The vast majority the properties are already disposed of. Is it really necessary to order neighbourhood searches for my conveyancing in Selhurst?
You are taking a significant risk in refusing to carrying out Selhurst conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that you have them. Where accelerating the process and cost are primary issues you should discuss with your lawyer about the options such as contingency insurance available to you
Is it necessary during the course of the conveyancing process to have a meeting at the offices of the solicitor to sign the mortgage deed? If so, I will instruct a firm who offer conveyancing in Selhurst so that I can attend their offices if necessary.
Most conveyancing panel lawyers for banks undertake their communications through the post, internet or over phone calls. This enables them to conduct the conveyancing transaction regardless of where you live in England or Wales. That being said you can see if you have the option of going to the offices of your conveyancing lawyer if you prefer.
I used Action Conveyancing several years past for my conveyancing in Selhurst. Now, I need my documents but the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Selhurst of the conveyancing firm of solicitors you previously used, 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 my first flat in Selhurst with a mortgage from Santander. The builders would not reduce the amount so I negotiated £7000 of additionals instead. The house builders rep advised me not inform my solicitor about the side-deal as it may impact my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Why do I have to send my solicitor with a list of items of ID ahead of starting my conveyancing in Selhurst?
Selhurst property lawyers are obliged by the Law Society, SRA, HM Land Registry and current Money Laundering legislation to certify that the have verified the identity of their clients. It is also sometimes a condition of your bank if you are taking a mortgage. In addition they have to complete various forms, particularly those relating to stamp duty land tax and need to have information such as your full names, NI number and DOB.