Please help. My South Norwood lawyer is advising me that he is legally obliged toorder South Norwood conveyancing searches resulting from the fact thatthe firm are on the Lloydsconveyancing panel. Is my conveyancer correct?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out South Norwood conveyancing searches.
When does exchange of contracts take place for domestic conveyancing in South Norwood and do I need to attend the conveyancers office?
Where you are local to our conveyancing solicitors in South Norwood you are invited in to sign the paperwork. However, the law practices we work with supply a nationwide conveyancing service and provide just as comprehensive and professional a job for you when dealing with you electronically. The signing of the contract is not when everything is set in stone. A signed contract is just a prerequisite for the conveyancer to exchange contracts at the appropriate time, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in South Norwood)to be in the office available at the end of the phone to exchange contracts.
We are planning to move house in February. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in South Norwood. Conveyancing firm was chosen before I stumbled across this site.
On the afternoon of completion you can pick up the keys from your selling agent however this can only occur when the previous owners solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you can advise the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal company but can help you choose a residential property solicitor in South Norwood or a firm that specialises in conveyancing in South Norwood.
We have agreed to purchase a house in South Norwood. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Virgin Money be concerned?
As your lender is Virgin Money your lawyer must check the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for Virgin Money. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Virgin Money where a lease does not satisfy these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to South Norwood.
Completion of my remortgage has taken place for my property in South Norwood. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am purchasing a new build house in South Norwood with a mortgage from Alliance & Leicester . The sellers refused to move on the amount so I negotiated 6k of fixtures and fittings instead. The sale representative suggested that I not to tell my lawyer about this side-deal as it will adversely affect my loan 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.
We're new to the buying process - had an offer accepted, but the selling agent has warned us that the seller will only go ahead if we use their preferred solicitors as they want a ‘quick sale’. We would rather use a high street solicitor accustomed to conveyancing in South Norwood
We suspect that the seller is unaware of this requirement. Should the seller want ‘a quick sale', taking such a hostile approach to a motivated buyer is going to damage their objectives. Speak to the owners direct and make sure they comprehend that (a)you are motivated purchasers (b)you are ready to go, with finances in place © you are chain free (d) you wish to move quickly (e)but you intend to appoint your own,trusted South Norwood conveyancing lawyers - not the ones that will give their estate agent a referral fee or meet his conveyancing figures set by senior management.
Why do I have to send my lawyer with numerous items of ID ahead of starting selling or purchasing a property in South Norwood?
South Norwood solicitors are obliged by the Law Society, SRA, HM Land Registry and current Money Laundering legislation to certify that the have checked the identity of their clients. It will also be a condition of your lender if you are taking a mortgage. In addition they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, NI number and DOB.