We hope to to purchase with Earl Shilton BS. I called into 3 or 4 high street solicitors but am struggling to find a Penge conveyancing firm on the Earl Shilton BS panel. Could you assist?
You should make the most of the find a lender approved solicitor tool on this page. Please choose the mortgage company and type Penge or your preferred area and you will be presented with a number of lawyer based in Penge or near you.
Is it correct that all Penge CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing list of approved solicitors?
Some major banks and building societies now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
We are getting the release of further funds on our home loan from Lloyds as we wish to conduct alterations to our property in Penge. Are we obliged to appoint a local Penge solicitor on the Lloyds conveyancing panel to handle the paperwork?
Lloyds don't usually instruct a member of their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds panel.
I recently had an offer accepted on a house in Penge. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £175. A few days later, the conveyancer contacted me to say that they were not on the Bank of Ireland conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Bank of Ireland panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
five months have elapsed since my purchase conveyancing in Penge concluded. I have checked the Land Registry site which shows that I paid £175,000 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 property 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'm purchasing my first flat in Penge with a loan from Nottingham Building Society. The sellers refused to budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about this side-deal as it would adversely affect my loan with Nottingham Building Society. Is this normal?.
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've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what should have been a quick, no chain conveyancing. Penge is where the house is located. Can you offer any assistance?
Flying freeholds in Penge are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penge you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penge may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Is it possible to switch firm as I have to choose a firm on the Barclays conveyancing list. I had appointed a local conveyancing solicitor in Penge five minutes from me but she is not approved by Barclays
It would be our pleasure to assist you find a conveyancing solicitor in Penge on the Barclays panel. Please note that the property lawyers that we work with do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Penge. Using the find a conveyancing solicitor tool on this website, you can contrast charges for conveyancing solicitors in Penge and throughout England and Wales.