I was advised recently by my financial adviser that my Bowes Park property lawyer is not on the mortgage company Conveyancing panel. How can I be certain if this is indeed the case?
The first thing you need to do is to call your Bowes Park conveyancer. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may recommend you to a Bowes Park conveyancing firm that is on the approved list of lawyers for your lender.
We're in Bowes Park, First time buyers buying with a mortgage (lender is Virgin Money , and our solicitor is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer 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.
What is your number one tip for choosing a conveyancing solicitor in Bowes Park
Do not opt for the cheapest Bowes Park conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
Can you point me to a directory of Kent Reliance panel solicitors in Bowes Park on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of lending institutions make their panel listings open the public over the internet. Where you are looking for a Bowes Park lawyer on the Kent Reliance please use our facility.
My wife and I have organised the release of further monies on our home loan from HSBC as we want to carry out improvements to our home in Bowes Park. Do we need to choose a nearby Bowes Park solicitor on the HSBC conveyancing panel to handle the legals?
HSBC don't usually require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the HSBC conveyancing panel.
The estate agent has sent us the confirmation of our purchase of a new build flat in Bowes Park. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Bowes Park
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
Am I right to be concerned about 3rd parties that I am dealing with are suggesting a nationwide conveyancing firm as opposed to a local Bowes Park conveyancing practice?
As with many professional services, often suggestions from family and friends can be extremely useful or valuable. But there are many people with a keen interest in a conveyancing deal; estate agents, financial adviser and lenders might all put forward lawyers to retain. Sometimes the lawyers might be known to one of the organisations as being good in their field, but sometimes there is an underlying financial incentive behind the endorsement. You have the right to select your own lawyer. However, bear in mind that many mortgage providers operate an approved list of solicitors you are obliged to use for the lender aspect of your transaction.
We are midway through purchasing a property in Bowes Park. Conveyancing solicitor has told us the property is "Leasehold". Will this likely impact our lender’s valuation?
Bowes Park conveyancing does not ordinarily involve leasehold houses. The crucial factor here is the length of lease and the ground rent. If there are hundred of years years remaining with a nominal rent, it's virtually freehold, so it’s unlikely to affect the saleability significantly.
At the other extreme, if it's, say, 50 years it is bound to have a significant effect on the saleability, and probably wouldn't be acceptable to the lender. The length of lease and ground rent will be specified in the lease to be supplied to your conveyancer.