My mortgage company has suggested solicitors on their panel based in Croydon but I would rather choose a conveyancing lawyer in Croydon round the corner to me. Are you able to help?
It is by no means the case that all Croydon conveyancing practices are approved and listed on all banks conveyancing panel. Do make use of our find an approved solicitor tool to choose a Croydon conveyancing solicitor on the on the mortgage company panel.
Are all Croydon Conveyancing Quality Solicitors on the Barclays conveyancing list of approved solicitors?
It is true that some banks and building societies now make use of the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
I was told two weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Croydon is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Principality have agreed my mortgage in principle, my offer on a flat in Croydon has been accepted, now what?
Your estate agent will need to be informed of your solicitor's details (ensure that the solicitors are on the lender’s panel). Call up Principality or the financial adviser and finalise any outstanding paperwork. Principality will sellect a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes on average a week to receive the mortgage offer. Principality will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Croydon.
A friend suggested that where I am buying in Croydon I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Croydon conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Croydon around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Croydon Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful data about Croydon.
Me and my brother purchased a 4 bedroom Georgian house in Croydon. Conveyancing solicitor acted for me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Croydon and other locations in 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 purchasers. You can also question the situation with your conveyancing lawyer who conducted the conveyancing.
How does conveyancing in Croydon differ for newly converted properties?
Most buyers of new build premises in Croydon approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Croydon typically buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Croydon or who has acted in the same development.
I have just appointed agents to market my ground floor flat in Croydon.Conveyancing solicitors are to be appointed soon but I have recently received a yearly maintenance charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as normal as all ground rent and service payments should be apportionedon completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially