The mortgage offer from Santander for the remortgage of my 4 room flat is expected by the end of next week. Are you able to recommend a low cost conveyancing practitioner in Purley?
You are on the wrong site if you are seeking the cheapest conveyancing solicitors in Purley. We can offer you excellent value conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint companies offering low cost conveyancing in Purley. Optimistically, in going for low cost conveyancing, you will end up with what you pay for and at worst you will end up being stung for additional fees and still not receive the service expected.
Last December we completed a house move in Purley. We have since encountered a number of issues with the property which we suspect were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been ordered for conveyancing in Purley?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in Purley. Conveyancing searches and investigations undertaken as part of the legal transfer of property are designed to help avoid problems. As part of the process, the vendor answers a form known as a Seller’s Property Information Form. answers is incorrect, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Purley.
I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Purley with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
In theory, you could use a solicitor that is not on the Kent Reliance conveyancing panel, but Kent Reliance would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
It has been 4 months following my purchase conveyancing in Purley completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £180,000. 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 residence 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 am looking for a flat up to £235,500 and identified one round the corner in Purley I like with amenity areas and station in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Purley for this price, so just wondered if I would be making a mistake acquiring a short lease?
If you need a mortgage the remaining unexpired lease term will be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
My partner and I are acquiring a garden flat in Purley. At the point of instructing our property lawyer, we were told they were on all mainstream lender panels. The mortgage broker called just now to say that they are not on the HSBC approved list. Should that be true, what should we do? Do we just pick a new lawyer that is on their panel or should we pay for dual representation, with HSBC selecting their own preferred property lawyer.
When purchasing a property with the benefit of a mortgage it is usual for the purchaser’s solicitors to also represent the purchaser's lender. In order to act for a bank or building society a conveyancer has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the lawyer has to meet. Some mortgage companies now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should contact HSBC and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on HSBC's conveyancing panel and you may continue to use your own Purley solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.