I am in need of a conveyancer. Do I opt for a national conveyancer rather than a local Sidcup conveyancing solicitor?
Sidcup is a unique place, where neighbourhood experience helps. The relaxed pace of life is great – just not for your home move. The property lawyers that we work with possess a wealth of Sidcup intelligence with a professional, can doapproach that ensures the conveyancing to progress actively engaging with all parties to reduce communication delays. It is a distinct advantage if they benefit from well established relationships with financial advisers, estate agents, valuers and other Sidcup conveyancing practitioners
It is is a decade since I acquired my house in Sidcup. Conveyancing solicitors have now been instructed on the sale but I am unable to track down the deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a possibility that the deeds will be kept by your mortgage company or they could be in the possession of the conveyancers who acted in the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. The vast majority of conveyancing in Sidcup involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.
My wife and I are buying a house in Sidcup. It might be a silly question but how we can trust a lawyer? At some point we have to send our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Sidcup solicitor on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
Our sealed bid on a property in Sidcup has been agreed to, the sellers do nevertheless have a tied purchase. The owners have put an offer on on an apartment, but it’s not yet tied up, and have viewings of other apartments booked. I have chosen a local conveyancing solicitor in Sidcup. What do I do now? At what point should I apply for the mortgage with Aldermore?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then survey, Sidcup conveyancing search charges, etc). First, you must ensure that your property lawyer is on the Aldermore approved list. As to the next steps this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. During a rising market some buyers will apply for the mortgage with Aldermore and pay for the valuation and only if it was satisfactory would they pay their conveyancer to move forward with the conveyancing in Sidcup.
I need some expedited conveyancing in Sidcup as I have a deadline to complete within 4 weeks. Luckily I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?
As you are are a mortgage free purchaser you have the choice not to have searches carried out although no solicitor would suggest that you don't. Drawing on years of experience of conveyancing in Sidcup the following are examples of issues that can be revealed and therefore impact future mortgageability: Enforcement Actions, Overdue Charges, Outstanding Grants, Road Schemes,...
Me and my brother have a semi-detached Victorian property in Sidcup. Conveyancing lawyer represented me and Virgin Money. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold with the exact same address. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sidcup and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with the conveyancing practitioner who carried out the work.
I'm purchasing a new build house in Sidcup with a loan from Halifax. The sellers refused to budge the amount so I negotiated £7000 of extras instead. The estate agent advised me not to tell my lawyer about this deal as it could adversely affect my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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.