As a novice what is the most important advice you can give me about purchase conveyancing in Mottingham?
You may not hear this from too many lawyers but conveyancing in Mottingham and elsewhere in South East London is often a confrontational experience. In other words, when it comes to conveyancing there exists plenty of room for confrontation between you and other parties involved in the legal transfer of property. For instance, the vendor, selling agent and sometimes your bank. Appointing a law firm for your conveyancing in Mottingham is a critical decision as your conveyancer is your adviser, and is the ONE person in the process whose interest is to look after your legal interests and to keep you safe.
Every so often a third party with a vested interest may attempt to convince you that you should follow their advice. As an example, the selling agent may claim to be helping by claiming that your conveyancer is slow. Or your financial adviser may tell you to do take action that is against your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
I am buying a new build flat in Mottingham. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Mottingham you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Mottingham.
Me and my brother own a 4 bedroom Georgian property in Mottingham. Conveyancing practitioner acted for me and Nottingham Building Society. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Nottingham Building Society to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mottingham and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing lawyer who conducted the purchase.
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one round the corner in Mottingham I like with a park and transport links in the vicinity, the downside is that it's only got 61 remaining years left on the lease. There is not much else in Mottingham for this price, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan that many years will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner 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. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
In searching the world wide web for the phrase conveyancing in Mottingham it brings up many solicitorsin the vicinity. How do I determine which is the suitable property lawyer for purchase transaction?
The preferential way of seeking a suitable conveyancer is via trusted testimonial, so ask colleagues and family who have purchased a property in Mottingham or a respected estate agent or mortgage broker. Charges for conveyancing in Mottingham differ, so it's advisable to obtain at least three fee estimates from different law firms. Make sure that you know what costs in the quote includes.
My wife and I are purchasing a garden flat in Mottingham. When we first instructed conveyancer, they told us that they were on all mainstream bank panels. Our financial adviser emailed today to advise that they are not on the UBS approved list. If it turns out to be true, what should we do? Should we just choose a new solicitor that is on their approved list or do we cover the costs for separate representation, with UBS appointing their own preferred conveyancing practitioner.
When acquiring a property with the benefit of a mortgage it is usual for the buyer’s solicitors to also represent the purchaser's lender. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the conveyancer has to meet. Some banks now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should call UBS to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on UBS's conveyancing panel as you are at liberty to use your preferred Mottingham lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.