How do I check that the solicitor handling my conveyancing in Blackheath is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Yorkshire Building Society thus spending £187.00 plus VAT in further conveyancing charges.
Feel free to take advantage of the find a lender approved solicitor tool on this site. Please choose the mortgage company and type ‘Blackheath’ or your location and you will see numerous conveyancers located in Blackheath or near you.
I am the only beneficiary of my late father’s will and I have everything in my name alone, including the my former home in Blackheath. Conveyancing formalities meant that the Land Registry date was in February. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership may be considered the same way as if I'd bought the house in February. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. many mortgage companies would take a pragmatic view as this provision chiefly exists to capture the purchase and immediately sell or the flipping of property.
I have paid off my mortgage with Lloyds. I assume I don't need a Blackheath conveyancing practitioner on the Lloyds panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I have a mortgage with Coventry BS for my property in Blackheath. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Coventry BS?
Coventry BS must be informed of your intention in advance of letting out your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel solicitor.
Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who handled the conveyancing in Blackheath 10 years ago are no longer around. What do I do?
Gone are the days when you need to hold title official documentation to establish that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
I am buying my first flat in Blackheath with a loan from The Royal Bank of Scotland. The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The property agent advised me not to tell my conveyancer about this extras as it may adversely affect my mortgage with The Royal Bank of Scotland. Should I keep quiet?.
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.
Is it possible to transfer to a new solicitor as I need to appoint one who is on the Santander conveyancing panel. I was using a local conveyancing solicitor in Blackheath five minutes from me but she is not approved by Santander
It would be our pleasure to help you select a conveyancing solicitor in Blackheath on the Santander panel. Please note that the property lawyers that we list do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Blackheath. In making use of the find a conveyancing solicitor tool on this website, you can scrutinise charges for conveyancing solicitors in Blackheath and throughout England and Wales.
We are seeking to purchase a repression flat in Blackheath and the bank selling would like to complete inside a week. Do lawyers meet that timeframe? Would it be better to instruct a high street Blackheath firm or an online conveyancer that advertises to offer speedy conveyancing?
Visit your Blackheath shopping parade. Pop in to two or three firms and request to talk to a conveyancing solicitor for an estimate. Set out your situation and try and obtain a commitment on speed. Choose the firm that seems most trustworthy. You need to select a property lawyer on the list of property lawyers who can act for your lender.