My bank has suggested solicitors on their panel based in St Mary Cray but I would rather instruct a conveyancing lawyer in St Mary Cray local to me. Are you able to help?
Far from all St Mary Cray conveyancing firms are on all lender’s conveyancing panel. Use our search tool to identify a St Mary Cray conveyancing solicitor on the on the mortgage company panel.
is it true that all St Mary Cray solicitor practices on the Nottingham conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nottingham approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be governed by the Council of Licensed Conveyancers.
We have agreed to purchase a house in St Mary Cray. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender TSB be concerned?
As you are obtaining a mortgage with TSB your lawyer must follow the conveyancing instructions contained in Section two of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and conveyancers are required to report to TSB where a lease fails to satisfy these requirements. The provisions relate to the installation of panels on properties nationwide and is not isolated to St Mary Cray.
It is not clear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my St Mary Cray building society branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My St Mary Cray conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your lawyer must comply with the CML Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Will my solicitor be raising questions about flooding as part of the conveyancing in St Mary Cray.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in St Mary Cray. There are those who purchase a house in St Mary Cray, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, however there are a various searches that may be initiated by the buyer or by their lawyers which can give them a better appreciation of the risks in St Mary Cray. The conventional set of completed inquiry forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the vendor to find out if the property has suffered from flooding. If the property has been flooded in past which is not notified by the seller, then a buyer could issue a claim for damages as a result of such an inaccurate reply. The buyer’s conveyancers should also commission an environmental report. This should disclose whether there is any known flood risk. If so, more detailed inquiries will need to be carried out.
How does conveyancing in St Mary Cray differ for newly converted properties?
Most buyers of new build property in St Mary Cray come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is built. This is because house builders in St Mary Cray typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in St Mary Cray or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a property in St Mary Cray in advance of appointing conveyancers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some lenders tend refuse to issue a loan on such a property.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in St Mary Cray. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the will of my grandfather I am selling a property in Newport but I am based in St Mary Cray. My lawyer (who is 200 kilometers awayrequires that I sign a statutory declaration ahead of the transaction finalising. Can you recommend a conveyancing lawyer in St Mary Cray who can attest this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are St Mary Cray based