Our bank has suggested a law firm on their panel based in Eltham but I would rather use a conveyancing lawyer in Eltham or nearer to where I live. Can you assist?
Not all Eltham conveyancing practices are on all lender’s conveyancing panel. Do make the most of the above search tool to locate a Eltham conveyancing conveyancer on the on the mortgage company panel.
This question may be naive but I am new to the house moving as FTB of a two bedroom flat in Eltham. Do I receive the keys to the property on the completion date from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Eltham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be invited to pick up the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
We are getting a further advance on our home loan from Clydesdale as we wish to carry out renovations to our home in Eltham. Are we obliged to appoint a nearby Eltham solicitor on the Clydesdale conveyancing panel to deal with the legals?
Clydesdale don't usually instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being pedantic. The Eltham solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
What can a local search tell me regarding the house my wife and I buying in Eltham?
Eltham conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search plays a central role in most Eltham conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the property (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 topic sections.
It has been four months following my purchase conveyancing in Eltham completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. 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 residence 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.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Eltham is where the house is located. Is there any advice you can give?
Flying freeholds in Eltham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Eltham you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Eltham may determine 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 residence.
Am I best advised to use a Eltham conveyancing solicitor based in the area that I am hoping to buy? I have an old university friend who can conduct the legal work however her office is 200miles away.
The benefit of a local Eltham conveyancing firm is that you can drop in to execute paperwork, hand in your identification documents and apply pressure on them if necessary. They will also have local knowledge which is a plus. However it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and in the main were impressed that must outweigh using an unknown Eltham conveyancing solicitor just because they are based in the area.