Am I correct in assuming that the fact that my solicitor in Bexleyheath is not listed on my lender's conveyancing panel that there is a problem with the standard of his work?
That would most likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Bexleyheath conveyancing firm and enquire why they are no longer on the approved list for your mortgage company.
three months have gone by since my purchase conveyancing in Bexleyheath completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am buying a new build apartment in Bexleyheath. Conveyancing is a frightening process 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 enquiries that you can expect your new-build leasehold conveyancing in Bexleyheath
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared.
I'm remortgaging my current house to a buy to let loan with Lloyds TSB Bank and intend to use the remaining equity as a deposit on further house. The location we are interested in is Bexleyheath. Will your conveyancers be able to act for the two banks and link together the conveyances?
Do use our search tool on this site to ensure that the lawyers are on the relevant lender panels. Assuming that they are the conveyancer will be able to connect the two deals but you should talk with you lawyer and specify your expectations and requirements.
I am one month into a residential purchase having been recommend to a firm by the selling agent to do our conveyancing in Bexleyheath. I am not happy. Can you you assist me in finding new conveyancers?
A lawyer would have to be really bad in order to consider changing them. Has the loan offer been generated? If so you must make them aware of the replacement lawyer and ensure the loan are re-sent. Your conveyancer needs to be on the mortgage company approved list to avoid escalating charges and complications. That should be your first question of the new solicitors. The find a solicitor tool should assist you in finding a lender approved solicitor for your conveyancing in Bexleyheath
Our lawyer in Bexleyheath is asking me for identification documents saying that this is part of his obligations as a solicitor on the lender Conveyancing panel. Is this right?
Anti-terror and anti-money-laundering rules require Bexleyheath conveyancing solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with before they can accept their conveyancing business. The Client Care letter that you need to sign will no doubt confirm this. Your lawyer is right that the mortgage company also require certain documents to be viewed. If a you refuse to provide ID verification documents, your conveyancer would not be able to accept instructions from you. Your lawyer also has obligations to obtain certain documents in accordance with the lender's UK Finance Lenders’ Handbook requirements