I can't travel far from Dulwich. What is the rationale as to why all Dulwich solicitors aren't included on all bank panels?
Even though it may seem unfair for mortgage companies to restrict who can act for them, from the public’s or conveyancer’s perspective, the the contrary view is that banks are becoming ever more anxious and consider it crucial to protect them against illegal activities. As a result of this concern mortgage companies have consolidated their panel of approved conveyancing lawyers to a size that they are happy to control.
Can the conveyancing solicitors via your comparison service conduct attended exchange conveyancing in Dulwich?
We do have a number of conveyancing specialists carrying out attended exchanges. Please contact us to get a conveyancing quote and details as to dates.
When it comes to lenders such as Nottingham, do Dulwich property lawyers face a yearly amount to be on the conveyancing panel?
We are unaware of any bank fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Completion of my remortgage has taken place for my property in Dulwich. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
After weeks of negotiation I have agreed a price on a house in Dulwich. My mortgage broker recommended their conveyancers. I paid an upfront payment of £200. Soon after, the conveyancer called me to say that they were not on the TSB 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 TSB 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.
Will my conveyancer be making enquiries concerning flooding during the conveyancing in Dulwich.
Flooding is a growing risk for lawyers conducting conveyancing in Dulwich. Some people will acquire a house in Dulwich, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, but there are a number of searches that can be initiated by the buyer or by their conveyancers which can figure out the risks in Dulwich. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a usual inquiry of the owner to discover if the property has suffered from flooding. If the premises has been flooded in past which is not disclosed by the owner, then a purchaser may issue a compensation claim as a result of such an misleading answer. The purchaser’s lawyers should also carry out an enviro report. This should higlight if there is any known flood risk. If so, additional investigations should be carried out.
I'm purchasing my first flat in Dulwich with the aid of help to buy. The sellers would not budge the price so I negotiated £7000 of additionals instead. The estate agent told me not inform my lawyer about this side-deal as it may impact my loan with Lloyds TSB Bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
My husband and I are FTB’s - agreed a price, but the property agent advised that the owners will only move forward if we instruct the agent's recommended solicitors as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in Dulwich
It is highly unlikely the vendors are behind this. If they desire ‘a quick sale', turning down a serious buyer is counter productive. Speak to the owners direct and make the point that (a)you are motivated purchasers (b)you are excited to move forward, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Dulwich conveyancing solicitors - not the ones that will give the estate agent a kickback or achieve conveyancing targets pre-set by senior management.