I am not well enough to travel far from Penge. What is the rationale as to why all Penge lawyers aren't automatically on all mortgage company panels?
As unjust as it may seem for mortgage companies to limit who can act for them, from the public’s or lawyer’s perspective, the the contrary view is that banks are increasingly anxious and regard it essential to protect them against mortgage fraud. As a consequence of this concern lenders are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.
As a FTB what is the most important number one tip you can give me regarding purchase conveyancing in Penge?
Not many law firms shout this from the rooftops but conveyancing in Penge or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there is lots of room for friction between you and others involved in the house moving process. For example, the seller, selling agent and even potentially your lender. Selecting a solicitor for your conveyancing in Penge is a critical decision as your conveyancer is your adviser, and is the SOLE party in the legal process whose interest is to look after your best interests and to keep you safe.
We are witnessing a worrying creep of a "blame" culture- someone must be at fault for the process taking so long. You should always trust your solicitor above all other players when it comes to the legal transfer of property.
We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather instruct a Penge based conveyancing firm?
Do check but the the probability is that appoint one of their panel lawyers if you take up the "fee-free" offer. Speak to the lender to see if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor near Penge.
We are close to exchanging contracts on the sale of our house in Penge and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used an internet conveyancing practice rather than a conveyancing solicitor in Penge. We have lived in Penge for 4 years we know of no issue. Is it a good idea to get in touch with our local Authority to get confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
It has been five months following my purchase conveyancing in Penge completed. I have checked the Land Registry website 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.
We're novice buyers - had an offer accepted, yet the estate agent has warned us that the owners will only go ahead if we instruct the agent's recommended solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a local conveyancer with experience of conveyancing in Penge
It is unlikely the owners are behind this. Should the owner require ‘a quick sale', turning down a genuine purchaser is going to damage their objectives. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are chain free (d) you wish to move quickly (e)however you will continue to use your own,trusted Penge conveyancing solicitors - not the ones that will give the negotiator at the agency a referral fee or meet his conveyancing thresholds pre-set by senior management.