Why do I have to pay up front for my conveyancing in South East London?
Where you are retaining lawyers for conveyancing in South East London your lawyer will request that you to provide them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any deposit is as part of the sale price then this will be needed immediately prior to exchange of contracts. The final balance that is due should be transferred shortly before completion.
This question may be naive but I am unseasoned as FTB of a garden flat in South East London. Do I receive the keys to the premises on the completion date from my solicitor? If this is the case, I will find a local conveyancing solicitor in South East London?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be invited to receive the keys from the selling Agents and start moving into the property. Usually this happens between 1 and 3pm.
A colleague pointed out to me me that in purchasing a property in South East London there could be various restrictions preventing external alterations to the property. Is this right?
There are a number of properties in South East London which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in South East London should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have today made my last payment due on my mortgage with TSB. I assume I don't need a South East London lawyer on the TSB panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
We are buying a property and the solicitor has raised the issue of Chancel Repair to which the property may be obligated to contribute to as it falls into the area of such a church. He has suggested insurance. Is this really appropriate for conveyancing in South East London
Unless a previous purchase of the premises completed post 12 October 2013 you could expect solicitors handling conveyancing in South East London to continue to recommend a chancel search and or insurance against a claim.
I'm buying my first flat in South East London with the aid of help to buy. The builders refused to budge the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not disclose to my solicitor about the deal as it could put at risk my mortgage with the lender. Do I keep my lawyer in the dark?.
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.
Am I right to be concerned that brokers that I am dealing with are suggesting an online conveyancing firm rather than a local South East London conveyancing practice?
As with many service providers, often suggestions from family and friends can be very helpful. But there are lots of people with a vested interest in a conveyancing matter; estate agents, mortgage brokers and lenders might all recommend conveyancers to appoint. On occasion the solicitors might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the endorsement. You have the right to select your own lawyer. Don't forget that some banks specify a panel list of law firms you are obliged to use for the lender related work in your house move.
Online research suggests that South East London solicitors are more costly than licensed conveyancers in South East London to use when purchasing a property. So is it better if I use a conveyancer or a solicitor if I am buying for my home move in South East London.
When it comes to conveyancing in South East London the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.