I was notified recently by my financial adviser that my Chingford the law firm I have appointed is not on the lender Conveyancing panel. What can I do to check?
The best course of action for you to take is to contact your Chingford conveyancer. You lawyer should notify you what has happened. If they are not on the panel they may be able to suggest a Chingford conveyancing practice that is on the conveyancing panel for your mortgage company.
It is is a decade since I acquired my home in Chingford. Conveyancing solicitors have now been appointed on the sale but I am unable to track down the deeds. Is this a major issue?
Don’t worry too much. Firstly the deeds may be kept by your lender or they could stored with the solicitor who acted in your purchase. Secondly the chances are that the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Almost all conveyancing in Chingford relates to registered property but in the rare situation where your property is unregistered it adds to the complexity but is resolvable.
My wife and I have recently appointed a conveyancing solicitor in Chingford. I I would like to check if they are accepted on the HSBC Bank approved list of lawyers. Can you or the lender confirm if they are on the panel?
You should e-mail the lawyer and enquire if they are on the lender panel. Otherwise please call HSBC Bank who may be able to confirm.
Can I be sure that the Chingford conveyancing solicitor on the UBS panel is any good?
When it comes to conveyancing in Chingford seeking recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer handling your transaction.
Two weeks ago we had a mortgage agreed in principle with UBS. Chingford conveyancing solicitors have been appointed. How long does it take for UBS to send the offer to the conveyancer?
There is no definitive answer here. Have UBS completed the survey? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Chingford building society branch on numerous occasions and was told they are content with the situation and they will lend. My Chingford conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the lawyer is on the mortgage company approved list, they must comply with the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
A friend advised me that where I am purchasing in Chingford I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Chingford conveyancing searches. It is not a small report of about 40 pages, listing and detailing important information about Chingford around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Chingford Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Chingford.
I'm purchasing my first flat in Chingford with the aid of help to buy. The sellers would not reduce the price so I negotiated five thousand pounds worth of extras instead. The house builders rep advised me not to tell my conveyancer about the side-deal as it would jeopardize my loan with the bank. 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.