We are buying a 3 bedroom flat in Denmark Hill with a mortgage. We like our Denmark Hill lawyer, but the lender says he's not on their "panel". We have to appoint one of the lender panel conveyancing practices or retain our Denmark Hill solicitor and pay for one of their panel ones to represent them. We feel that this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Denmark Hill conveyancing lawyer to apply to be on the conveyancing panel.
We are looking to buy a house and need a conveyancing solicitor in Denmark Hill who is on the Yorkshire BS conveyancing panel. 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 be listed as being on the approved conveyancing panel for Yorkshire BS . We don't recommend any particular firms conducting conveyancing in Denmark Hill.
I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to instruct their panel solicitor as I would much rather appoint a Denmark Hill based conveyancing firm?
You should check but the chances are that allocate you one of their panel lawyers where you take up the "fee-free" incentive. Contact the mortgage company to explore if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Denmark Hill.
This question may be naive but I am wet behind the ears as FTB of a ground floor flat in Denmark Hill. Do I receive the keys to the house on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Denmark Hill?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s conveyancers, and once they have received this, you will be able to collect the keys from the selling Agents and move into your new home. This tends to happen between 1 and 3pm.
We are getting a further advance on our home loan from Nationwide as we intend to conduct a loft conversion to our house in Denmark Hill. Do we need to appoint a local Denmark Hill solicitor on the Nationwide conveyancing panel to deal with the legals?
Nationwide don't usually appoint firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
I am selling my apartment. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being problematic. The Denmark Hill solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
I am looking for a flat up to £235,500 and identified one close by in Denmark Hill I like with open areas and railway links nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Denmark Hill suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a home loan that many years will be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
When it comes to my conveyancing in Denmark Hill should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Denmark Hill conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.