Why would I use a Penge conveyancing solicitors firm given that web based conveyancers are less overpriced?
Its a good idea to compare conveyancing costs in Penge and you should seek an affordable quote but don’t be focused with looking for the cheapest Penge conveyancer. Finding the right conveyancer can mark the distinction between a smooth and a stressful home move. You need to ensure that you have expert advice from a specialist conveyancer. An e-mail can never replace a telephone call and can never replicate a face to face consultation. Our partner firms will appoint you a qualified and experienced conveyancing solicitor who can handle your conveyancing from start to finish, giving the sort of continuity that you rarely receive from an online conveyancer. Our lawyers will contact you regularly to update you on progress and keep you informed. If you ever need to contact the office you will know who you need to speak to and we'll ensure you are in the know.
My fiancee and I are spending time viewing apartments in Penge and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this point? I intend to finance via a mortgage with Lloyds.
It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are seeking a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Penge building society branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Penge conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend in accordance with their published requirements. I have no idea who is right.
As long as the property lawyer is on the mortgage company panel, she or he must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I have instructed a Penge lawyer having made sure that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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 conveyancer 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 Penge postcode. As you are getting a mortgage with Coventry BS, you could contact them to see if they have a list of approved surveyors in Penge.
Should our solicitor be asking questions about flooding as part of the conveyancing in Penge.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Penge. There are those who purchase a house in Penge, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, however there are a numerous checks that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better understanding of the risks in Penge. The conventional set of completed inquiry forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard question of the seller to discover whether the property has suffered from flooding. If the residence has been flooded in past which is not disclosed by the vendor, then a purchaser could issue a compensation claim as a result of such an incorrect response. A buyer’s lawyers may also order an environmental search. This will higlight whether there is a recorded flood risk. If so, further inquiries will need to be made.
It has been three months following my purchase conveyancing in Penge completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. 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.
The estate agent has sent us the confirmation of our purchase of a new build flat in Penge. 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.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Penge
-
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
What does commercial conveyancing in Penge cover?
Penge conveyancing for business premises covers a broad range of advice, supplied by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.