AssumingI was to acquire a straightforward homein South London for cash and have no survey and no conveyancing searches how much should I expect to have to pay for conveyancing in South London?
The only reduction in fees you would achieve is the South London conveyancing searches. A lawyer is obliged to do the vast majority of work - money laundering, liaising with your vendors lawyer, SDLT submission, register the property etc. A marginal saving might be made by not having to register a charge but it won't be a lot.
We expect to receive a DIP from RBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any South London solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint South London solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
The mortgage over my property is with Principality for my property in South London. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Principality?
Principality must be informed of your intention in advance of letting out your property as this is likely to be a breach of Principality’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Principality directly. It should not be necessary to do this via a Principality conveyancing panel lawyer.
Planning on purchasing a flat in South London. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the South London conveyancing practitioner is on the Lloyds conveyancing panel.
I have todayfound out that Arc property Solicitors have been shut down. They carried out my conveyancing in South London for a purchase of a freehold house 10 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest way to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of South London conveyancing specialists.
I am purchasing my first flat in South London with a loan from Aldermore. The sellers refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not disclose to my lawyer about the deal as it could affect my loan with Aldermore. Do I keep my lawyer in the dark?.
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've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. South London is where the house is located. Can you offer any assistance?
Flying freeholds in South London are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside South London you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South London may ascertain 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 property.
As co-executor for the estate of my father I am selling a property in Neath but reside in South London. My solicitor (who is 260 kilometers awayrequires that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in South London to attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in South London