Me and my wife are purchasing residence in Orpington. My property lawyer has never been on on the mortgage company conveyancing list. Can I still use my Orpington conveyancing solicitor notwithstanding that they are not on the lender panel?
You will need to appoint a conveyancer to complete the legal work required when you require a loan to buy your property. They will conduct all the essential legal checks on the property, make sure that you will be registered as proprietor and ensure that all the necessary mortgage paperwork is in place. You may select a Orpington property lawyer of your choosing. However, if the lawyer selected is not a member of the mortgage company solicitor panel additional charges will arise as separate legal representation will be need by the mortgage company. Bank panel applications can be submitted, so where your lawyer has not historically sought membership they should take the chance to apply.
My son is about to exchange on a new build apartment in Orpington with a mortgage from UBS. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The document is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the UBS conveyancing panel as a standard part of the process, and to the valuer when asked. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the UBS conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
At what point does exchange of contracts happen for sale conveyancing in Orpington and do I need to be at the lawyers branch?
If you are in close proximity to one of the conveyancing solicitors in Orpington you are welcome to come in to sign the paperwork. However, the law practices we work with supply a nationwide conveyancing service and give as equally comprehensive and professional a job for you when dealing with you digitally. The signing of the purchase agreement is not when everything is set in stone. Signing on the dotted line is just a prerequisite for the solicitor to officially exchange when the time is right, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Orpington)to be in the office available at the end of the phone to exchange contracts.
Do the Building Society Association intend to launch a online directory to list firms on the Coventry BS conveyancing panel for example in Orpington?
We have not been informed any intention on the part of the BSA to develop such a search facility.
I appreciate that there are debates on Chancel Insurance on online forums. Am I compelled to have this when purchasing a residence in Orpington? or Apparently there is historic law that could mean that homeowners living in a parish church boundary may be liable to pay for repairs towards the chancel in proximity to the church. Is this appropriate for conveyancing in Orpington?
Unless a previous purchase of the property took place after 12 October 2013 you may expect solicitors delivering conveyancing in Orpington to continue to suggest a chancel search and or insurance against a claim.
Over the last few months I have been searching for a ground for flat up to £305k and found one round the corner in Orpington I like with a park and transport links nearby, however it only has 61 years unexpired on the lease. There is not much else in Orpington for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan that many years may be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign 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 concerning this.