IfI were to purchase a simple residential homein Bexley for cash and dispense with a survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Bexley?
Any savings you would make will be limited to the Bexley conveyancing searches. The property lawyer still got to do everything else - money laundering, communicating with your sellers lawyer, SDLT return, register the property etc. A slight saving might be made by not needing to register a mortgage however it will not be a lot.
When will exchange of contracts take place for residential conveyancing in Bexley and do I need to be at the solicitors office?
If you are local to one of the conveyancing solicitors in Bexley you are welcome to come in to sign documents. That being said, the law practices we work with supply a countrywide conveyancing service and give as equally detailed and professional a job for you when dealing with you digitally. The executing of the contract is not the point of no return. A signed contract is just a prerequisite for the firm to exchange contracts when the time is right, which will usually be very shortly after signing. The exchange process is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Bexley)to be in the office available at the end of the phone to exchange contracts.
Can I be sure that the Bexley conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Bexley getting 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 advertising the lowest fees. We would always recommend that you speak with the solicitor handling your conveyancing.
I am buying a property in Bexley. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
As you are obtaining a mortgage with HSBC your lawyer must follow the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and solicitors are required to report to HSBC where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not isolated to Bexley.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being pedantic. The Bexley solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
What can a local search tell me about the house we're buying in Bexley?
Bexley conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search company for instance Xpress Legal The local search plays a central role in most Bexley conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
How difficult is it to transfer to a new solicitor as I have to instruct a firm on the Lloyds TSB Bank conveyancing list. I was using a local conveyancing solicitor in Bexley five minutes from me but he is not approved by Lloyds TSB Bank
We will our best to assist in finding you a conveyancing solicitor in Bexley on the Lloyds TSB Bank panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Bexley. Using the find a conveyancing solicitor tool on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Bexley.
I am on look out for some leasehold conveyancing in Bexley. Before I set the wheels in motion I want to be sure as to the remaining lease term.
Assuming the lease is registered - and almost all are in Bexley - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have had difficulty in trying to purchase the freehold in Bexley. Can this matter be resolved via the Leasehold Valuation Tribunal?
Where there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to decide the amount due.
An example of a Lease Extension matter before the tribunal for a Bexley flat is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case was in relation to 1 flat.