Having been recommended your site we were going to go ahead with a conveyancing solicitor in Eltham endorsed on your site but stumbled across alternative estimates on the internet look less expensive – how come?
There are a variety of conveyancers advertising at first sight what seems to be cut price. We would encourage you to think twice about how much you respect your own move to you are willing to take 'cheap' risks over the quality of the conveyancing. Some hide extras deep into the terms of business. The law firms that we list for conveyancing in Eltham neverbehave this way.
is it true that all Eltham solicitor practices on the RBS conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the RBS approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Some banks do list licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.
We previously chose solicitors based in Eltham on the Yorkshire BS solicitor approved list. They are now charging me a separate amount for the legal aspects of the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your solicitor is entitled to charge a fee for this. The fee is not set by Yorkshire BS but by your Eltham conveyancing practitioner. Numerous firms on the Yorkshire BS panel will quote ’dealing with mortgage’ fee but some practices include it on their overall fee.
Intending to buy a apartment in Eltham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Eltham conveyancing practitioner is on the Leeds Building Society conveyancing panel.
What will a local search inform me regarding the property we're buying in Eltham?
Eltham conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example PSG The local search is essential in every Eltham conveyancing purchase; as long as you wish to avoid any unpleasant once you have moved into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
How does conveyancing in Eltham differ for newly converted properties?
Most buyers of new build premises in Eltham come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Eltham tend to buy 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 used to new build conveyancing in Eltham or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, no chain conveyancing. Eltham is the location of the property. Is there any advice you can impart?
Flying freeholds in Eltham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Eltham you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Eltham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I have been recommended by a couple of local property agents in Eltham to get a quote from a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to promote your services rather than a competitor’s?
We don’t give any referral fee for pointing buyers and sellers to this site. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.