Is there a reason to use a Thamesmead conveyancing solicitors firm when online conveyancers are so much cheaper?
To take your time to find shop around for conveyancing costs in Thamesmead and you should seek a reasonable quote but don’t be focused with sourcing the cheapest Thamesmead conveyancer. Appointing the right conveyancer can be the distinction between a smooth and a frustrating move. You need to ensure that you have expert advice from a trusted conveyancer. An e-mail can never replace a phone discussion and can never replicate a one to one appointment. The firms that we work with will appoint you a qualified and experienced conveyancing solicitor who can handle your conveyancing from start to finish, providing a level of personalised service that you rarely receive from an internet conveyancer. Our lawyers will contact you regularly to update you as to headway making sure that you are never in the dark. If you ever need to contact the firm you will be sure who you need to speak to and they will ensure you're not left wondering what's going on.
My Thamesmead conveyancer has identified a difference between the information in the home valuation report and what is revealed within the conveyancing documents. My lawyer has advised that he needs to ensure that the lender is OK with this discrepancy and is still content to lend. Is my solicitor’s course or action correct?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
What does my ID and proof of funds have anything to do with my conveyancing in Thamesmead? Is this really warranted?
To satisfy the Money Laundering Regulations any Thamesmead conveyancing firm will require proof of identity in all conveyancing transactions. This is normally satisfied by provision of a passport and an original bank statement or utility account evidencing where you live.
Under Money Laundering Regulations, conveyancing solicitors are required to investigate not just the ID of conveyancing clients but also the origin of monies that they receive in respect of any matter. Refusal to disclose this may lead to your solicitor ending their relationship with you, as clearly this will cause a conflict between the set Regulations and a refusal to disclose.
Your conveyancers are duty bound to notify the appropriate authorities should they consider that any amounts received by them may contravene the Money Laundering Regulations.
Is it correct that all Thamesmead CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved practices?
Some major lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
About to purchase maisonette in Thamesmead. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Thamesmead lawyer is on the HSBC conveyancing panel.
I was told two weeks ago that my mortgage has been agreed to by Clydesdale. Is it usual for Clydesdale to only issue the offer once my solicitor in Thamesmead is approved on their conveyancing panel? Clydesdale have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Clydesdale to deal with your lawyer's application to be on the Clydesdale conveyancing panel. There's no guarantee that your solicitor will be accepted.
Due to the encouragement of my in-laws I had a survey completed on a house in Thamesmead ahead of appointing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor advised that some mortgage companies tend refuse to grant a mortgage on such a home.
It varies from the lender to lender. Santander has different requirements from Nationwide. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Thamesmead. Conveyancing may be slightly more expensive based on your lender's requirements.
I today plan to offer on a house that seems to tick a lot of boxes, at a great price which is making it all the more appealing. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Thamesmead. Conveyancing advisers have are soon to be appointed. Will my lawyers set out the implications of buying a leasehold house in Thamesmead ?
Most houses in Thamesmead are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are purchasing in Thamesmead in which case you should be shopping around for a Thamesmead conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer should advise you fully on all the issues.
We have reached the end of our tether in trying to purchase the freehold in Thamesmead. Can this matter be resolved via the Leasehold Valuation Tribunal?
if there is a missing landlord or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the price payable.
An example of a Lease Extension case for a Thamesmead flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The number of years remaining on the existing lease(s) was 76 years.