My bid for a property was accepted at auction in Mottingham. Conveyancing is needed. What is next?
Now that you have legally committed yourself to purchase you should find a conveyancing lawyer quickly as you will have a tight a fixed date to complete the transaction. An auction property will ordinarily have a corresponding auction pack. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the conveyancing pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You must pass this on to your appointed conveyancing solicitor ASAP. You also need to ensure that that you have the requisite funding organised to complete on the date specified in the contract.
Is it the case that all Mottingham solicitor firms on the Clydesdale conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Clydesdale conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do allow licenced conveyancers on their panel in which case such organisation would be governed by the CLC.
We previously appointed conveyancing lawyers located in Mottingham on the Principality solicitor panel. They have just billed me a separate fee for dealing with the Principality mortgage. Is this an additional conveyancing fee specified by Principality?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your conveyancing practitioner can charge a fee for this. The fee is not set by Principality but by your Mottingham conveyancer. Plenty of firms on the Principality panel will charge ’dealing with mortgage’ fee but plenty of practices incorporate it on their overall fee.
We are close to exchanging contracts on the sale of our house in Mottingham and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers used a national conveyancing outfit rather than a conveyancing solicitor in Mottingham. Having lived in Mottingham for three years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have been on the look out for a leasehold apartment up to £305k and found one near me in Mottingham I like with open areas and station nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Mottingham in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a home loan the shortness of the lease will likely be an issue. Reduce the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
Do I need to be concerned by 3rd parties that I am dealing with are suggesting a web based conveyancing firm rather than a local Mottingham conveyancing firm?
As with many professional services, often suggestions from relatives can be extremely useful or valuable. Nevertheless there are many players in a conveyancing deal; estate agents, financial adviser and mortgage companies may put forward conveyancers to appoint. On occasion these solicitors might be known to one of the organisations as experts in their field, but sometimes there may be a commercial relationship behind the recommendation. You have the discretion to appoint your preferred lawyer. You need to be aware that the majority of mortgage providers specify a panel list of solicitors you are obliged to use for the lender related work in your house move.
Am I best advised to appoint a Mottingham conveyancing practitioner based in the area that I am hoping to buy? An old friend can perform the legal formalities but her office is 200miles away.
The benefit of a local Mottingham conveyancing firm is that you can attend the office to sign documents, hand in your identification documents and apply pressure on them where appropriate. Having local Mottingham know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were content that must surpass using an unfamiliar Mottingham conveyancing lawyer solely due to them being round the corner.
I am purchasing a ground floor apartment in Mottingham. Conveyancing solicitor has been waiting for, from the seller, building insurance paperwork. This morning I was informed that the seller must forward the insurance documents for the flat above as well. Why does my property lawyer need to check the insurance for the other flat? Is it strictly necessary? We have been waiting for the previous month…
It is not impossible in leasehold conveyancing in Mottingham to discover Conveyancing in Mottingham in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats rather than the landlord insuring the complete property - which is definitely preferable. Do contact your conveyancer but it would seem that your lawyer is seeking to establish that the whole building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the 1st floor cannot be reinstated as a result of lack of insurance.