It has come to my attention via my estate agent that my Swanscombe solicitor is not on the mortgage company Solicitor panel. How can I be certain whether this is indeed the case?
You need to call your Swanscombe lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
The deeds to my property can not be found. The solicitors who dealt with the conveyancing in Swanscombe 4 years ago have long since closed. What are my options?
You no longer need to have the physical deeds to establish that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.
I am buying my first flat in Swanscombe with a loan from Godiva Mortgages Ltd. The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not to tell my conveyancer about the deal as it would put at risk my mortgage with the bank. 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 UK Finance website. UK Finance 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.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a quick, chain free conveyancing. Swanscombe is the location of the property. Can you shed any light on this issue?
Flying freeholds in Swanscombe are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Swanscombe you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swanscombe may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How simple is it to change solicitor as I need to choose a firm on the Santander conveyancing list. I had appointed a family conveyancing solicitor in Swanscombe five minutes from me but the firm is not accepted by Santander
It would be our pleasure to help you select a conveyancing solicitor in Swanscombe on the Santander panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in Swanscombe. In utilising search facility on this site, you can contrast fees for conveyancing solicitors in Swanscombe and beyond.
Why can I not complete our conveyancing in Swanscombe on Easter Monday?
This is due to the fact that on completion the sale price needs to pass between the banks of the purchaser and owner’s solicitor and at present this can only take place on a business day. It is not possible to complete on a weekend either.