I sincerely hope you can help me. My Old Coulsdon lawyer is advising me that he has toapply for Old Coulsdon conveyancing searches due to the fact thatthe firm are on the Santanderapproved lawyer panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Old Coulsdon conveyancing searches.
I am thinking of mortgaging my apartment in Old Coulsdon, does my lawyer need to be on the Virgin Money Conveyancing panel?
There is nothing to stop you using your solicitor, but Virgin Money will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
How can we know in advance if a Old Coulsdon conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Old Coulsdon seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer conducting your transaction.
We were going to get a OIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Old Coulsdon solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Old Coulsdon solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Old Coulsdon solicitor - who is on the TSB conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Old Coulsdon postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Old Coulsdon.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Old Coulsdon is the location of the property. Can you shed any light on this issue?
Flying freeholds in Old Coulsdon are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Old Coulsdon you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Old Coulsdon may decide 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 premises.
Given that I am about to part with hundreds of thousands of pounds on a two bedroom apartment in Old Coulsdon I wish to have a conversation with the lawyer about myhouse move in advance of giving the go ahead to the firm. Can this be arranged?
This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your property ownership legalities in Old Coulsdon.There is no ‘factory style conveyancing’ - each client is an important individual, not a file number. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in Old Coulsdon should be the figure that you end up paying.
I have miscalculated my finances and am a few grand short a 10% deposit on my flat purchase in Old Coulsdon , but I am anxious go ahead. What can I do?
One option is to try and agree a lesser deposit. Many property owners will agree to a lesser deposit or even no deposit for a first time buyer or 100% mortgage. Be aware though that if you fail to complete you will still need to hand over a minimum of 10% of the purchase price regardless of how much deposit was agreed.
You can also agree a simultaneous exchange and completion as no deposit is required for this however neither party will be tied in until completion actually takes place and it can be risky if sellers change their mind at the last moment