I do hope you can help me. My New Eltham solicitor is informing me me that he is legally obliged toapply for New Eltham conveyancing searches becausethe firm are on the HSBCapproved lawyer panel. Is this really necessary?
You have limited options available to you. As you are obtaining a mortgage with a mortgage company your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out New Eltham conveyancing searches.
I am purchasing a flat and require a conveyancing solicitor in New Eltham who is on the Alliance & Leicester approved. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Alliance & Leicester in certain locations such as New Eltham. We dont recommend any particular firm.
Have just purchased a probate house at auction in New Eltham. Conveyancing is necessary. What happens now?
Now that you have to in every practical sense signed on the dotted line you must choose a conveyancing solicitor soon as you are facing a pending deadline in which to complete the deal. All auction property will have a corresponding auction set of papers. This will likely include most,if not all of the documents that your conveyancer requires. If you have purchased leasehold property the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You must pass this on to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds organised to complete the transaction on the set completion date.
is it true that all New Eltham conveyancing solicitors on the Coventry BS conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the Coventry BS conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel in which case such firms would be governed by the CLC.
We were going to get a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any New Eltham solicitors on the Yorkshire BS conveyancing panel, or is it better to go independently?
You will need to appoint New Eltham solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
It has been four months since my purchase conveyancing in New Eltham concluded. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing my first flat in New Eltham with the aid of help to buy. The sellers would not move on the price so I negotiated £7000 of extras instead. The house builders rep suggested that I not reveal to my lawyer about the extras as it could adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
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.
Is it best to use a New Eltham conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can execute the legal work however they are based 400kilometers drive away.
The primary upside of using a high street New Eltham conveyancing practice is that you can drop in to execute documents, hand in your identification documents and pester them if necessary. They will also have local knowledge which is a plus. However it's more important to get someone that will do a good and efficient job. If if people you trust used your friend and they were happy that should trump using an unfamiliar New Eltham conveyancing solicitor just because they are based in the area.