Me and my fiance are purchasing a 2 bedroom apartment in Selsdon with a mortgage. We would like to retain our Selsdon lawyer, but the lender advise he's not on their "panel". It seems we have no choice but to instruct one of the lender panel firms or retain our Selsdon lawyer as well as pay for one of their panel firms to act for them. This feels very unfair; are we not able to insist that the mortgage company use our Selsdon solicitor ?
Unfortunately,no. Your mortgage offer 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 Selsdon conveyancing lawyer to apply to be on the conveyancing panel.
As someone not used to conveyancing in Selsdon what is the number one tip you can impart concerning the legal transfer of property in Selsdon
Not many law firms shout this from the rooftops but conveyancing in Selsdon and elsewhere in Surrey is an adversarial experience. In other words, when it comes to conveyancing there is lots of opportunity for conflict between you and other parties involved in the home moving process. For instance, the seller, selling agent and sometimes a bank. Choosing a law firm for your conveyancing in Selsdon is a critical decision as your conveyancer is your adviser, and is the SOLE person in the transaction whose interest is to act in your legal interests and to keep you safe.
We are witnessing a worrying emergence in the "blame" culture- someone must be blamed for the process taking so long. We recommend that you should always trust your conveyancer above all other players in the home moving process.
Our mortgage company has recommended a law firm on their panel based in Selsdon but I would rather choose a conveyancing lawyer in Selsdon or nearer to where I live. Can you assist?
Not all Selsdon conveyancing solicitors are listed all banks conveyancing panel. Do make the most of the above find an approved solicitor tool to identify a Selsdon conveyancing solicitor on the on the mortgage company panel.
I'm buying my first flat in Selsdon benefiting from help to buy. The sellers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The house builders rep advised me not to tell my lawyer about this side-deal as it will affect my mortgage with Barclays . Do I keep my lawyer in the dark?.
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.
I own a leasehold house in Selsdon. Conveyancing and Norwich and Peterborough Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Selsdon who previously acted has long since retired. What should I do?
First make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Selsdon conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Having spent years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Selsdon. Can we issue an application to the Residential Property Tribunal Service?
if there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to make a decision on the sum to be paid.
An example of a Freehold Enfranchisement case for a Selsdon premises is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case affected 6 flats. The remaining number of years on the lease was 78.32 years.
My offer on semi in Selsdon was accepted, the vendor does however have a dependent purchase. The vendors have submitted an offer on on an apartment, however it’s not yet tied up, and are looking at other flats booked. I have instructed a nearby conveyancing solicitor in Selsdon. What should be my next step? When do I get the mortgage application with RBS going with RBS?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Selsdon conveyancing search fees, etc). First, you must check that your property lawyer is on the RBS approved list. Regarding the subsequent steps this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. In a rising market many home buyers will apply for a home loan with RBS and pay for the survey and only if it was satisfactory would they pay their property lawyer to proceed with searches.