It has come to my attention via my financial adviser that my St Paul's Cray the law firm I have appointed is not on the bank Conveyancing panel. How can I be sure if this is correct?
The first thing you need to do is to contact your St Paul's Cray lawyer directly. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
I have given 2 months notice to my existing landlord and must vacate my rented property in St Paul's Cray by the end of next month. Conveyancing for my house purchase is progressing. How realistic is it to complete in 5 weeks as don't want to have to move into temporary accommodation?
It is unwise to provide notice on a rental until your lawyer suggests that you should. Assuming that you have not already done so, speak to your solicitor and urge them to they chase the owners lawyers, try to get a realistic time scale from them that everyone will look to achieve
Do banks and building societies provide you with an approved list of St Paul's Cray conveyancing solicitors? How do you know who is on the TSB conveyancing panel?
St Paul's Cray conveyancing firms themselves provide us confirmation that they are on the TSB conveyancing panel as opposed to being supplied with a list from TSB directly.
We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to appoint a St Paul's Cray based conveyancing firm?
You should check but the the likelihood is that appoint one of their panel lawyers should you take up the "fee-free" incentive. Call the mortgage company to see if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near St Paul's Cray.
We previously instructed conveyancers locally in St Paul's Cray on the HSBC solicitor panel. They are now charging me a further sum for dealing with the HSBC mortgage. Is this a supplemental conveyancing fee specified by HSBC?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer can levy a fee for this. The charge is not set by HSBC but by your St Paul's Cray conveyancing practitioner. Plenty of firms on the HSBC panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local St Paul's Cray solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own St Paul's Cray surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Leeds Building Society have agreed my mortgage in principle, my offer on a property in St Paul's Cray has been accepted, what happens next?
Your property agent will need to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Telephone Leeds Building Society or your financial adviser and finish off any relevant forms. Leeds Building Society will instruct a valuer who will get in contact with the estate agent or vendor to arrange a slot for the valuation to occur. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. Leeds Building Society will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in St Paul's Cray.
The estate agent has sent us the confirmation of our purchase of a new build apartment in St Paul's Cray. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in St Paul's Cray
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?