We were about to choose a conveyancing solicitor in Swanscombe recommended on your site but stumbled across some other costs illustrations via the web appear cheaper – why is this?
You can find a variety of conveyancers offering theoretically looks to be very low prices. You should think long and hard as to how important this transaction is to you that want to be penny wise pound foolish in relation to the standard of the conveyancing. Some embed fees well inside the terms of business. The law firms that we put forward for conveyancing in Swanscombe will notdo this.
My partner and I are acquiring our first house. Our conveyancer has calledto ask if we would like to purchase supplemental conveyancing searches. Unfortunately we in the dark as to what's appropriate for conveyancing in Swanscombe
The type of Swanscombe conveyancing searches should be dictated entirely on the property, the location, the likelihood of any of these risks, your familiarity of the locality and risks, your general appetite to risk. What matters is that you adequately appreciate what information the searches could give you. You may then decide if you consider that you need that search. Where you are unsure, ask the conveyancing practitioner to recommend.
We are purchasing a property in Swanscombe. I might seem paranoid but how we can trust a solicitor? On the day of competition we have to put funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am selling my flat. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being difficult. The Swanscombe solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My sealed bid on a house in Swanscombe has been accepted, but there is a chain. The vendors have offered on somewhere, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Swanscombe. What do I do now? At what point do I apply for the mortgage with Yorkshire BS?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Swanscombe conveyancing search charges, etc). First, you should ensure that your conveyancing practitioner is on the Yorkshire BS conveyancing panel. As to the next stages this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. In a rising market the majority of home buyers will apply for the mortgage with Yorkshire BS and pay for the valuation and only if it comes back ok would they pay their property lawyer to press on with searches.
I need some quick conveyancing in Swanscombe as I have pressure to sign on the dotted line within 2 weeks. A home loan is not required. Can I decline from having conveyancing searches to save money and time?
As you are are a cash purchaser you have the choice not to have searches carried out although no lawyer would suggest that you don't. With lots of history conveyancing in Swanscombe the following are instances of what can appear and adversely impact future mortgageability: Refused Planning Applications, Overdue Fees, Overdue Grants, Road Schemes,...
I'm buying my first flat in Swanscombe with a loan from Lloyds TSB Bank. The builders refused to budge the amount so I negotiated £7000 of extras instead. The property agent told me not reveal to my solicitor about this extras as it would adversely affect my mortgage with the bank. Should I keep quiet?.
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.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one near me in Swanscombe I like with amenity areas and transport links in the vicinity, however it only has 49 years on the lease. There is not much else in Swanscombe in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the shortness of the lease will be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.