I am hoping to receive a mortgage offer from Santander. I hope to enlist the help of a Licensed Conveyancer in Penge. Does the Santander Solicitor panel exclude Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
The deeds to our house can not be found. The solicitors who conducted the conveyancing in Penge 10 years ago no longer exist. What are my options?
Assuming you have a registered title the details of your proprietorship will be held by HMLR under a Title Number. It is possible to conduct a search at the Land Registry, find your property and order up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will in most cases hold a file copy of the Registered Lease and again, a copy can be obtained for twenty pounds.
I'm buying a new build house in Penge with a mortgage from Coventry Building Society. The developers refused to reduce the amount so I negotiated five thousand pounds worth of additionals instead. The house builders rep told me not inform my lawyer about this extras as it may put at risk my mortgage with Coventry Building Society. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I'm refinancing my existing house to a buy to let loan with Lloyds TSB Bank and I will use the rest of the raised equity towards further property. The area we are interested in is Penge. Will your lawyers be able to act for both sets of lenders and tie in the two deals?
Do use our comparison tool on this site to check that the solicitors are approved by both mortgage companies. Assuming that they are the conveyancer should be able to tie up the two deals but you should talk with you conveyancer and make clear your desired outcome and needs.
We're FTB’s - agreed a price, but the property agent advised that the owners will only issue a contract if we use the agent's recommended solicitors as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor who is accustomed to conveyancing in Penge
It is improbable the vendors are driving this. Should the owner desire ‘a quick sale', alienating a genuine buyer is going to damage their objectives. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you are going to appoint your own,trusted Penge conveyancing firm - rather thanthose that will give their estate agent a kickback or achieve conveyancing targets demanded by head office.
My fiance is buying a shared ownership flat in Penge. He was given a quote by the conveyancer suggested by the selling agents and it came to £1156 . It was eight years ago since I sold and bought a house and the bill was £500. Have charges really gone up that much?
You should e-mail 3 or 4 local Penge conveyancing solicitors requesting estimates. You should base your choice not just on cost, but on promptness and on how comprehensive the response was.