I am hoping to receive a mortgage offer from Santander. I would like to use a Licensed Conveyancer in Camberwell. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We are purchasing our first property. Our solicitor has contact usto see if we want to take out supplemental conveyancing searches. Unfortunately we are clueless as to what's appropriate for conveyancing in Camberwell
The extent of Camberwell conveyancing searches should be triggered based primarily on the premises, the location, the probability of any of these risks, your knowledge of the region and risks, your general approach to risk. What matters is that you properly appreciate what information the searches could provide. You may then decide if you personally think you need that information. Should you be unclear, ask your property lawyer to offer guidance.
We are buying a property in Camberwell. It might be a silly question but how we can trust a lawyer? At some point we have to deposit our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
A colleague informed me that in buying a property in Camberwell there could be various restrictions limiting what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Camberwell which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Camberwell 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 February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being pedantic. The Camberwell solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
A colleague suggested that if I am purchasing in Camberwell I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Camberwell conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Camberwell around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful data concerning Camberwell.
I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Camberwell I like with a park and transport links nearby, however it's only got 61 years on the lease. There is not much else in Camberwell in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this.
Should I use a Camberwell conveyancing lawyer who is local to the property I am purchasing? We have a good friend who can execute the conveyancing but her office is approximately 350kilometers drive away.
The primary upside of using a high street Camberwell conveyancing firm is that you can pop in to execute paperwork, deliver your ID and apply pressure on them where appropriate. They will also have local knowledge which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were happy that should outweigh using an unknown Camberwell conveyancing lawyer just because they are local.