I am in the process of selling my maisonette in West Wickham and the estate agent has just e-mailed to warn that the buyers are changing their law firm. The excuse is that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a leading mortgage company only deal with specific lawyers rather the firm that they want to choose for their conveyancing in West Wickham ?
Mortgage companies have always had panels of law firms they are content to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.
Banks point to the increase in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to monitor. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any impact on this.
We are downsizing from our house in West Wickham and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street West Wickham lawyer would know this is not the case. For the life of me I don't know why the buyers used an internet conveyancing firm rather than a conveyancing solicitor in West Wickham. Having lived in West Wickham for six years we know that this is a non issue. Do we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Just bought a detached house in West Wickham , What is the estimated time for the Land Registry to record the transfer to my name? My West Wickham conveyancing solicitor has been painfully slow, so I want to check the land registry aspects are concluded.
There is nothing unique when it comes to conveyancing in West Wickham registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether there are errors and if the Land registry must send notices to any interested parties. As of today roughly three quarters of such applications are completed in less than three weeks but occasionally there can be extensive hold-ups. Registration takes place after the purchaser has moved in to the premises so 'speed' is not usually top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer can communicate with the Registry to express the reasoning for the application to be prioritised.
About to purchase a new build flat in West Wickham. 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 legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in West Wickham
-
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I opted to have a survey completed on a property in West Wickham in advance of appointing lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies will refuse to give a loan on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in West Wickham. Conveyancing may be slightly more expensive based on your lender's requirements.
I need to retain a conveyancing solicitor for remortgage conveyancing in West Wickham. I have land on a web site which appears to be the perfect answer If there is a chance to get all the legals done via email that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?