It is a dozen years since I acquired my property in Balham. Conveyancing solicitors have now been retained on the sale but I am unable to track down the title documents. Will this jeopardise the sale?
You need not be too concerned. First the deeds may be with the lender or they could be in the possession of the conveyancers who oversaw the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Balham relates to registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
Please explain the implications if my solicitor is expelled from the Nationwide Solicitor panel ahead of completing my conveyancing in Balham?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
Do I select a Licenced Conveyancer or Solicitor for conveyancing in Balham?
There are many registered licenced Conveyancers in Balham and Solicitor practices in Balham to choose from It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of transferring property. Both can conduct other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
We previously selected solicitors based in Balham on the Santander solicitor approved list. They are now charging me a supplemental sum for handling the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your lawyer is entitled to levy a fee for this. This charge is not set by Santander but by your Balham conveyancer. Numerous firms on the Santander panel will levy an ‘acting for lender’ fee but plenty of firms include it on their overall fee.
My wife and I are in the throws of viewing apartments in Balham and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a home loan with HSBC.
It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. Given that you are getting a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.
How does conveyancing in Balham differ for newly converted properties?
Most buyers of new build premises in Balham approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is finished. This is because builders in Balham typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Balham or who has acted in the same development.
My business partner and I are intending to lease a unit on the high street. Can you recommend conveyancers offering fixed fees for commercial conveyancing in Balham for under 1500k?
We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Balham, including the sale and acquisition of businesses as well as simply property. If you are intending to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we will find you the right solicitor. Regarding the costs these will vary based on the structure and heads of terms of the proposed transaction. Let us have your contact information or call so as to enable us to furnish you with a fixed commercial conveyancing calculation.
Me and my wife accepted an offer on a Balham bungalow we inherited ten years ago in 2011. I have over 12 years conveyancing know-how and, now retired, see no reason not to undertake the conveyancing. The buyer's conveyancing practitioner has informed me that their bank will not allow you to do your own conveyancing mandating that the funds to be released via a solicitor's bank account.
Mortgage instructions to conveyancing practitioners from all mainstream lenders state that If the vendor does not have legal representation the borrower's lawyers should check whether the bank needs to be informed so that a decision can be made as to whether or not they are prepared to move forward.