AssumingI was to buy a freehold propertyin Shooter's Hill mortgage fee and have no survey and no conveyancing searches how much would I expect to to save on my conveyancing in Shooter's Hill?
Any savings you would achieve would be isolated to the Shooter's Hill conveyancing searches. The property lawyer is required to do the vast majority of work - money laundering, communicating with your sellers lawyer, SDLT return, register the property etc. A slight saving might be made by not needing to register a mortgage but it will not be significant.
We are planning to acquire a flat and require a conveyancing solicitor in Shooter's Hill who is on the UBS solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for UBS . We don't recommend any particular firms conducting conveyancing in Shooter's Hill.
I am the single beneficiary of my late mum's estate and I have everything in my name alone, including the house in Shooter's Hill. The Shooter's Hill property was put into my name in June. I want to move. I do know about the CML 6 month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the house in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How practical a view mortgage companies take of it, depend on the mortgage company as this provision is principally there to identify the purchase and immediately sell or the wholesaling and assigning of properties.
When it comes to mortgage companies such as Clydesdale, do Shooter's Hill conveyancing practitioners incur a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
After shopping around on the internet I have found a Shooter's Hill conveyancing practitioner 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 conveyancing practitioner 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 Shooter's Hill 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 Shooter's Hill.
I am buying a new build house in Shooter's Hill with a loan from Nottingham Building Society. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not to tell my lawyer about the deal as it would impact my mortgage with Nottingham Building Society. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder 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 have been advised by a few selling agents in Shooter's Hill to find a solicitor using your seach tool. Is there a financial upside for Estate Agents to market your services ahead of another?
We refuse to offer any referral fee for sending work our way. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
I have just started marketing my basement flat in Shooter's Hill.Conveyancing has not commenced but I have recently received a quarterly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the maintenance contribution as normal because all ground rent and service charges should be apportionedon completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process