After what seems like an age a loan agreement from NatWest for the remortgage of my 3 room flat is expected within the next few days. Are you able to propose a low cost conveyancing lawyer in Cheam?
You have come to the wrong place to search for the cheapest conveyancing in Cheam. Our aim is to provide value for money conveyancing but we do not aim to advertise as being the cheapest. Do not be fooled by organisations enticing you with ninety nine pound conveyancing in Cheam. At best, in choosing a lawyer for cheap conveyancing, you will end up with what you pay for and at worst it will result in you with a surprising uplift in additional fees and still not get the service expected.
I have an AIP. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel lawyer as I would prefer to appoint a Cheam based conveyancing firm?
Do check but the chances are that appoint one of their panel conveyancers where you take up the "fee-free" incentive. Speak to the lender to see if they offer you a cash alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case that money can go towards your preferred conveyancing solicitor in Cheam.
When it comes to mortgage companies such as Principality, do Cheam conveyancing practitioners incur a fee to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel submission.
After weeks of negotiation I have agreed a price on an apartment in Cheam. My mortgage broker suggested a conveyancer. I paid an upfront payment of £175. Soon after, the solicitor called me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My offer was accepted on an apartment in Cheam on 7/2/2020, valuation was booked 4 days after, received a clean bill of health. Conveyancer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Yorkshire BS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Yorkshire BS conveyancing panel. Are Yorkshire BS entitled to hold back the Mortgage pending the lawyer being on the approved list?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
My wife and I have a renovated Edwardian property in Cheam. Conveyancing practitioner acted for me and Accord Mortgages Ltd. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold with the exact same address. Is it worth asking Accord Mortgages Ltd to clarify?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cheam and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing practitioner who carried out the work.
I am buying a new build apartment in Cheam. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Cheam
The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Am I right to be concerned about estate agents that I am dealing with are suggesting a factory type conveyancing firm as opposed to a local Cheam conveyancing firm?
As is the case with lots of service providers, often recommendations from relatives can be worth their weight in gold. Yet there are lots of players in a conveyancing matter; estate agents, financial adviser and banks may recommend lawyers to use. On occasion these solicitors might be known to one of the organisations as one of the best in their field, but occasionally there behind the scenes commercial relationship behind the recommendation. You are free to choose your preferred lawyer. You need to be aware that the majority of banks specify a panel list of conveyancers you have to use for the mortgage related work in your transaction.