We are buying a 3 bedroom apartment in Crystal Palace with a mortgage. We wish to retain our Crystal Palace lawyer, but the lender advise she’s not on their "panel". It seems we have no option but to select one of the bank panel firms or retain our Crystal Palace conveyancer as well as pay for one of their panel firms to represent them. We regard this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Crystal Palace conveyancing lawyer to apply to be on the conveyancing panel.
I am planning to acquire a property and need a conveyancing solicitor in Crystal Palace who is on the Chelsea Building Society approved. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Chelsea Building Society in certain locations such as Crystal Palace. We dont recommend any particular firm.
My stepmother pointed out to me me that in buying a property in Crystal Palace there may be various restrictions preventing external alterations to a property. Is this right?
There are anumerous of properties in Crystal Palace which have some sort of restriction or requirement of consent to perform external alterations. Part of the conveyancing in Crystal Palace should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
It is not clear 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 Crystal Palace building society branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Crystal Palace conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
Provided that the lawyer is on the bank approved list, she or he must comply with the CML Handbook requirements 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my house. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being difficult. The Crystal Palace solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are insisting on 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.
It has been 3 months since my purchase conveyancing in Crystal Palace completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Crystal Palace differ for newly converted properties?
Most buyers of new build property in Crystal Palace contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Crystal Palace usually acquire the site, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Crystal Palace or who has acted in the same development.
As co-executor for the estate of my uncle I am disposing of a house in Monmouth but live in Crystal Palace. My solicitor (approximately 200 kilometers from mehas requested that I sign a stat dec before the transaction finalising. Could you suggest a conveyancing practitioner in Crystal Palace to attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Crystal Palace based