We're in Bexley, First time buyers purchasing with a mortgage (lender is Santander , and our solicitor is on the Santander conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Santander conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My bid for a property was accepted at auction in Bexley. Conveyancing is necessary. What are my next steps?
Having to all intents and purposes signed on the dotted line you now have to appoint a conveyancing practitioner soon as you now have a pending a fixed date to complete the property. Every auction property will have a corresponding legal pack. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the auction pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to leasehold premises. You need to hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds in place to complete on the date specified in the contract.
My stepmother pointed out to me me that in buying a property in Bexley there could be various restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of anumerous of properties in Bexley which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Bexley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being pedantic. The Bexley solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I need some quick conveyancing in Bexley as I have pressure to complete in less than one month. A home loan is not required. Is it possible to escape the need for conveyancing searches to save fees and time?
As you are not taking a mortgage you have the choice not to do searches although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Bexley the following are examples of issues that can appear and adversely impact the marketability of the property: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
I'm purchasing my first flat in Bexley benefiting from help to buy. The builders refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The property agent suggested that I not disclose to my conveyancer about this extras as it could put at risk my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer 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.
My brother has urged me to use his lawyers for conveyancing in Bexley. Do I take his recommendation?
No doubt it’s preferable to select a conveyancing practitioner is to seek feedback from friends or family who have actually experience in using the conveyancer you're considering.
Sixweeks into purchasing a residence in Bexley. Conveyancing solicitor has called to say the title is "Leasehold". Should this adversely affect our Halifax valuation?
Bexley conveyancing does not usually involve leasehold houses. The main factor here is the remaining lease term and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's virtually freehold, so it’s unlikely to affect the marketability significantly.
At the other extreme, if it's, say, Sixty years it will have a material impact on the saleability, and probably wouldn't be mortgageable. The length of lease and ground rent will be set out in the lease to be supplied to your property lawyer.