My financial adviser has asked me for my Southwark law firm’s panel reference for the Nationwide conveyancing panel. How do I find this out. I have called my local Southwark branch but they cant find it on their system.
Have you tried speaking to your Southwark solicitor about this?. Most Southwark conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
I am only a couple days away from an exchange on a flat in Southwark and my parents have sent the 10% deposit to my conveyancer. I am now told that as the deposit has not come from me my conveyancer needs to disclose this to my bank. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is not just from me. I advised the bank concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
Your conveyancer is legally required to clarify with mortgage company to make sure that they know that the balance of the purchase price is not from your own funds. Your solicitor can only notify this to your lender if you agree, failing which, your lawyer must cease to continue acting.
It is 10 years ago since I purchased my property in Southwark. Conveyancing solicitors have just been appointed on the sale but I can't locate my deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be retained by your mortgage company or they could be in the possession of the conveyancers who handled the purchase. Secondly the chances are that the land will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Southwark relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
My aunt passed away 10 months ago and as sole heir and executor I was left the property in Southwark. The house had a relatively small loan left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to Virgin Money, pay off the mortgage. Is this possible?
If you plan to refinance then Virgin Money will insist on your using a conveyancer on the Virgin Money conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Virgin Money conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Virgin Money mortgage is registered as a charge at the Land Registry.
I am using a search engine for the words conveyancing in Southwark it shows results of numerous conveyancerslocally. With so much choice what is the best way to find the right conveyancer for the sale of my house?
The best way of finding a suitable conveyancer is through a personal referral, so enquire of colleagues and those you trust who have bought a property in Southwark or the respected estate agent or mortgage broker. Fees for conveyancing in Southwark differ, so it's sensible to secure at least four quotes from different property lawyers. Make sure that you clarify that the fees are fixed.
Our lender agreed in principle to give us a mortgage. We instructed a high street conveyancer in Southwark two days ago. A couple of hours ago, our financial adviser contacted us saying that the lender said that we cannot use our solicitor as they aren't on their panel. As novices, we did not have a clue that the mortgage company had a say Is this legal?
You are at liberty to appoint any property lawyer you want to choose for your conveyancing in Southwark nevertheless if they are not on the your bank's approved list you must pay an extra fee so the mortgage company can retain their own lawyers. On occasion it is possible your preferred conveyancing firm to get included on to the bank panel. You can use internet search facilities such as lenderpanel.com to find a conveyancing solcitor in Southwark on the bank panel. You can go into your high street mortgage company branch in Southwark. They will know some good conveyancing solicitors in Southwark on the panel for your bank.