The Abbey Wood conveyancing firm handling our Abbey Wood conveyancing has discovered an inconsistency when comparing 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 bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance correct?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook provisions 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 both parties.
Why do I have to pay up front for conveyancing in Abbey Wood?
If you are buying a property in Abbey Wood your solicitor will ask you to provide them with funds to cover the the cost of the conveyancing searches. Ordinarily this is called for to cover the fees of the conveyancing searches. When the down payment is as part of the purchase price then this will be needed shortly in advance of contracts are exchanged. The final balance that is needed will be payable a few days prior to the completion date.
My uncle passed away last year and as sole heir and executor I was left the property in Abbey Wood. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Coventry BS, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Coventry BS will require that you use a conveyancer on the Coventry BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Coventry BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Coventry BS mortgage is registered as a charge at the Land Registry.
Is it the case that all Abbey Wood CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved practices?
Some major lenders now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of conveyancing solicitors.
Does a directory service exist listing Lloyds panel conveyancers in Abbey Wood on the Building Society Association’s Website?
No. There is no such directory service on the CML or Building Society Association sites. Very few mortgage companies make their panel listings viewable on the web. Where you are seeking to appoint a Abbey Wood property lawyer on the Lloyds please use our tool.
I recently had an offer agreed on a house in Abbey Wood. My financial adviser recommended their conveyancers. I paid an on account payment of £150. A few days later, the conveyancer contacted me to say that they were not on the Kent Reliance conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Kent Reliance panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I used Action Conveyancing a few years past for my conveyancing in Abbey Wood. Now, I need the files however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Abbey Wood of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Given that I will soon spend 450k on a terraced house in Abbey Wood I would like to have a conversation with the lawyer regarding thehome move prior to giving the go ahead to the firm. Can this be arranged?
This is something that we recommend - we would be happy to talk to you we do not take any clients on without you speaking to the solicitor who will be carrying out your property ownership legalities in Abbey Wood.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The solicitors that we put you in touch with believe that the figure you are quoted for your conveyancing in Abbey Wood should be the figure that you are charged.