We are purchasing a 2 bedroom apartment in Morden Park with a mortgage. We have a Morden Park solicitor, but the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or keep our Morden Park solicitor as well as pay for one of their panel firms to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Morden Park conveyancing solicitor to apply to be on the conveyancing panel.
Forgive me if this question is silly but I am wet behind the ears as a 1st time buyer of a ground floor flat in Morden Park. Do I collect the keys to the property on completion from my lawyer? If this is the case, I will appoint a local conveyancing solicitor in Morden Park?
On the day of completion you will not be required to attend the conveyancers office in Morden Park. Your solicitors will transfer the purchase money to the vendor’s lawyers, and once they have received this, you will be able to receive the keys from the property Agents and move into your new home. Usually this happens early afternoon.
I am due to move house in October. Should my conveyancing solicitor liaise with the removal company on the completion day. On a separate note, can you recommend a removal company in Morden Park. Conveyancing solicitor was organised prior to coming across your site.
On the day of completion you will need to collect the house keys from the property agent but this should only happen once the previous owners lawyers inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. Subsequently you will need to inform the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal organisation but can assist you in finding a residential property solicitor in Morden Park or a firm with expertise in conveyancing in Morden Park.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being pedantic. The Morden Park solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
A relative suggested that where I am buying in Morden Park I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Morden Park conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Morden Park around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Morden Park Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Morden Park Education with plans and statistics, Local Amenities and other useful data about Morden Park.
I'm purchasing my first flat in Morden Park with the aid of help to buy. The sellers would not reduce the price so I negotiated £7000 of extras instead. The house builders rep told me not to tell my solicitor about the extras as it may put at risk my loan with Britannia. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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.
Due to the guidance of my in-laws I had a survey completed on a house in Morden Park before instructing lawyers. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies will not grant a loan on such a premises.
It depends who your proposed lender is. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Morden Park. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Morden Park to see if the conveyancing costs will increase in light of this.
How do I use the search app to find a conveyancing solicitor in Morden Park on the authorised to act for my bank?
First choose a bank such as Nationwide Building Society, Leeds Building Society or Aldermore then choose your preferred area for example Morden Park. Conveyancing organisations in Morden Park and nationally will then be identified.