Am I correct in assuming that the fact that my solicitor in New Cross is not on my mortgage company's solicitor panel that there is a problem with the standard of his work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the New Cross conveyancing practice and enquire why they are no longer on the approved list for your lender.
My aunt pointed out to me me that in purchasing a property in New Cross there may be various restrictions prohibiting external changes to a property. Is this right?
There are anumerous of properties in New Cross which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in New Cross should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
The formalities of my purchase has taken place for my property in New Cross. Conveyancing was of an acceptable standard but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. 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.
Yorkshire BS have agreed my mortgage in principle, my bid on a apartment in New Cross has been accepted, now what?
The estate agent will wish to know who your solicitors are (ensure that the conveyancing practitioners are on the bank’s panel). Telephone Yorkshire BS or your broker and complete any outstanding documentation. Yorkshire BS will sellect a valuer who will get in touch with the selling agent or owners to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Yorkshire BS will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in New Cross.
I bought my apartment on 6 January and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in New Cross expressed confidence that it would be concluded in a couple of weeks. Are transfers in New Cross particularly slow to register?
There is nothing unique when it comes to conveyancing in New Cross registration formalities. Rather than based on location, timeframes can differ subject to the party submitting the application, whether it is in order and if the Land registry must send notices to any other persons or bodies. Currently in the region of three quarters of such applications are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration is effected after the new owner is living at the premises therefore registration formalities is not usually primary concern but if it is urgent that the the registration takes place urgently then you or your lawyers must contact the land registry and explain the circumstances.
Just had an offer accepted on a new build apartment in New Cross. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in New Cross
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants.
Due to the encouragement of my in-laws I had a survey completed on a property in New Cross ahead of retaining solicitors. I have been told that there is a flying freehold element to the house. My surveyor has said that some mortgage companies may refuse to give a mortgage on a flying freehold house.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. Should you wish to call us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in New Cross. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in New Cross to see if the conveyancing costs will increase in light of this.
I need to appoint a conveyancing solicitor for some conveyancing in New Cross. I happened to chance upon a site which appears to be the perfect offering If there is a chance to get all this stuff done via email that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?