We see that you have a search directory identifying solicitors on the Nationwide conveyancing panel. Do companies pay you a referral fee if I instruct them for our own conveyancing in Camden?
We are a listing service only for law firms wishing to communicate if they are on the Nationwide conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Camden.
My flat in Camden is up for sale and I have accepted an offer. Does the conveyancer have to be required to be on the TSB conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the TSB conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Camden. Do I pick up the keys to the premises on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Camden?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be invited to collect the keys from the property Agents and move into your new home. Usually this happens early afternoon.
I have decided to exercise my right to buy my property in Camden off the council. I have a mortgage agreed with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
The mortgage over my property is with Aldermore for my property in Camden. Conveyancing was finalised some time ago. In the event that I decide 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 Aldermore?
Aldermore must be informed of your intention prior to renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. In many cases banks or building societies will permit you to let 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 Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel lawyer.
A colleague recommended that where I am purchasing in Camden I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Camden conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Camden 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 demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Camden.
I'm buying a new build house in Camden benefiting from help to buy. The sellers would not move on the price so I negotiated £7000 of fixtures and fittings instead. The sale representative suggested that I not disclose to my solicitor about this deal as it will affect my mortgage with Halifax. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder 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.
I opted to have a survey carried out on a property in Camden prior to retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some lenders may not give a mortgage on such a home.
It varies from the lender to lender. HSBC has different requirements from Halifax. Should you wish to telephone us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Camden. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Camden to see if the conveyancing will be more expensive.