At what point does exchange of contracts take place for sale conveyancing in Eltham and am I required to be at the solicitors office?
If you are local to our conveyancing solicitors in Eltham you are welcome to come in to sign contracts. However, the law practices we recommend offer countrywide coverage for conveyancing and give just as detailed and professional a job for you when dealing with you digitally. The signing of the purchase agreement is not the important part. A signed contract simply enables the firm to address the formalities at the appropriate time, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Eltham)to be in the office at the appropriate time.
What is the best way to find out if the solicitor carrying out my conveyancing in Eltham is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for The Royal Bank of Scotland thus spending £192.00 in another set of legal costs.
Feel free to make use of the search tool on this page. Pick the lender and type ‘Eltham’ or your location and you will discover numerous conveyancers based in Eltham or nearest you.
I have paid off my mortgage with RBS. I assume I don't need a Eltham solicitor on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Eltham. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £200. Soon after, the property lawyer called me embarrassingly acknowledging that they were not on the Yorkshire BS 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 Yorkshire BS 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.
I am selling my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being a right pain. The Eltham solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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 require quick conveyancing in Eltham as I have an ultimatum to sign on the dotted line in less than one month. Thankfully I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?
If.Given you are are a cash buyer you are at free not to do searches although no solicitor would advise that you don't. Drawing on our experience of conveyancing in Eltham the following are examples of what can arise and adversely affect future saleability: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...
Am I better off to appoint a Eltham conveyancing solicitor in close proximity to the house I am hoping to buy? We have a good friend who can execute the legal work however they are based over three hundred miles drive away.
The benefit of a high street Eltham conveyancing firm is that you can drop in to execute paperwork, deliver your ID and pester them if necessary. Having local Eltham know how is a bonus. However it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and they were impressed that must outweigh using an unknown Eltham conveyancing lawyer solely due to them being round the corner.
Do I need to pop into the offices of the lender conveyancing panel solicitor to execute the mortgage deed? If so, I will choose one who does conveyancing in Eltham so that I can pop in to their offices if necessary.
As opposed to ten years ago, most lenders no longer require their conveyancing panel solicitor to witness the borrowers signature. You will still be obliged to provide ID Documents and there are still distinct advantages to using a local solicitor, in your case a conveyancing solicitor in Eltham.