What is the most effective way to search for the right solicitor who will give a 1st class service for my conveyancing in New Cross?
First ask your friends and family whom they would seek assistance from.
Second, search the web for conveyancing in New Cross. Phone two or three from the list and ask them to forward you their conveyancing estimate and speak to the lawyer who will oversee your conveyancing prior tocommitting.
Third is to make use of this site to help you find the right lawyers taking into account your individual requirements including location,deadlines, complexity and who the proposed mortgage company is. Do not be teased by ninety nine pound conveyancing in New Cross
I have been recommended a conveyancing solicitor in New Cross. I I would like to check if they are accepted on the Nationwide Building Society approved list of lawyers. Could you help?
You should call your lawyer and ask them whether they are on the lender panel. Otherwise you should call Nationwide Building Society who may be able to assist.
My wife and I buying a end of terrace house in New Cross. Our aim is to an extension at the rear at the house.Will legal work on the property involve investigations to ascertain if these works are allowed?
Your solicitor should review the deeds as conveyancing in New Cross will on occasion reveal restrictions in the title deeds which prevent categories of works or require the permission of a 3rd party. Certain extensions call for local authority planning permissions and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I was told four weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in New Cross is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
I've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local New Cross solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your New Cross postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in New Cross.
I purchased a renovated Victorian property in New Cross. Conveyancing lawyer acted for me and Accord Mortgages Ltd. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same address. Is it worth asking Accord Mortgages Ltd to clarify?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in New Cross and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who completed the work.
I opted to have a survey completed on a property in New Cross before appointing conveyancers. I have been told that there is a flying freehold element to the property. Our surveyor advised that some mortgage companies may refuse to issue a mortgage on a flying freehold property.
It depends who your proposed lender is. Santander has different requirements from Halifax. Should you wish to telephone us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can assist 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 will be more expensive.
Why is New Build conveyancing in New Cross more costly?
Conveyancing in New Cross for recently converted or new build properties usually involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as supplemental investigations and contractual concerns.