Having been told to check out your organisation we were going to appoint conveyancing solicitor in Greenhithe endorsed on your site but have come across alternative estimates via the web seem less expensive – why is this?
There are plenty of solicitors offering theoretically looks to be cut price. We would urge you to think long and hard as to how much you respect your own move to you are willing to take 'cheap' risks with regard to the standard of the legal work. Some embed fees deep into the terms of engagement. The solicitors that we list for conveyancing in Greenhithe neverdo this.
My partner and I are approaching an exchange on a house in Greenhithe and my mum and dad have transferred the exchange deposit to my property lawyer. I am now advised that as the deposit has been received from someone other than me my conveyancer needs to make a notification to my bank. I am advised that, in also acting for the bank he must advise them that the balance of the purchase price is not just from me. I informed the bank about my parents' contribution when I applied for the mortgage, so is it really necessary for this now to hold matters up?
Your property lawyer is duty bound to check with the bank to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only notify this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
The Greenhithe conveyancing lawyers that just started acting on my house acquisition in Greenhithe have suddenly closed. I only went with them because I had to have a firm on the RBS conveyancing panel and my preferred Greenhithe lawyer was not. I issued them a cheque for £250 in advance. What are my options?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the RBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to help.
We are buying a 4 bedroom semi-detached house in Greenhithe. We would like to carry out a loft conversion at the house.Will legal work on the property involve enquiries to determine if these works were previously refused?
Your property lawyer will check the registered title as conveyancing in Greenhithe will occasionally reveal restrictions in the title deeds which restrict categories of works or necessitated the consent of a 3rd party. Certain works need local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
Is it correct that all Greenhithe CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?
A selection of banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to join their approved list of conveyancing solicitors.
Completion of my remortgage has taken place for my property in Greenhithe. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that 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.
What does a local search tell me about the property we're buying in Greenhithe?
Greenhithe conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search company for instance PSG The local search is essential in every Greenhithe conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should supply 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 subject sections.
Due to the input of my in-laws I had a survey completed on a property in Greenhithe in advance of instructing lawyers. I have been advised that there is a flying freehold overhang to the property. The surveyor advised that some banks will not grant a loan on such a property.
It depends who your proposed lender is. HSBC has different instructions for example to Birmingham Midshires. If you contact us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Greenhithe. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Greenhithe to see if the conveyancing costs will increase in light of this.