My brother-in-law has suggested I instruct a conveyancing solicitor in Bermondsey. I I am struggling to find out if they are on the Birmingham Midshires approved list of lawyers. Could you assist?
The first thing to do is phone your solicitor and enquire whether they are on the lender panel. Alternatively you can call Birmingham Midshires who may be able to confirm.
I am the single recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Bermondsey. Conveyancing formalities meant that the Land Registry date was in June. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship will be considered the same way as though I had purchased the property in June. Do I have to wait 6 months to sell?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. How sensible a view mortgage companies take of it, depend on the bank as this obligation is primarily there to pick up on the purchase and immediately sell or the quick reselling of property.
Is it the case that all Bermondsey CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
It is true that some banks and building societies now use 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. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their panels.
Can I be sure that the Bermondsey conveyancing solicitor on the Coventry BS panel is any good?
When it comes to conveyancing in Bermondsey seeking recommendations is a sensible start. 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 advise that you speak with the solicitor carrying out your transaction.
I have been told that property searches are the number one cause of obstruction in Bermondsey conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays during the legal transfer of property. Local searches are not likely to feature in any slowing down conveyancing in Bermondsey.
Despite weeks of looking the Title Certificate and documents to our home are lost. The lawyers who conducted the conveyancing in Bermondsey 5 years ago no longer exist. What do I do?
These day there are copies made of almost everything, and your conveyancer will know exactly where to locate all the suitable documentation so you may buy or sell your house without any difficulty. If duplicates can’t be found, your lawyer can arrange cover in the form of insurance or indemnities protecting you against future claims on your premises.
I'm buying my first flat in Bermondsey with a mortgage from TSB. The builders refused to budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not inform my solicitor about this side-deal as it may affect my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
At what stage do I pay stamp duty payable for my Bermondsey flat purchase?
Your property lawyer should complete a stamp duty return on your behalf as part of your Bermondsey conveyancing transaction for signature. After completion your conveyancer will submit your Land Transaction Return Form to the Inland Revenue and - as long as they have the money - discharge any tax bill liability on your behalf.