I am selling my home in Swanley and the EA has just called to advise that the purchasers are appointing a new conveyancer. I am told that this is due to the fact that the mortgage company will only work with property lawyers on their conveyancing panel. On what basis would a leading lender only work with specific lawyers rather the firm that they want to appoint to handle their conveyancing in Swanley ?
Banks have always had panels of law firms that can represent them, but in the last few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for more than 25 years.
Lending institutions point to the increase in fraud by way of justification for the pruning – criteria have been tightened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.
What is your number one tip for finding a conveyancing solicitor in Swanley
We would encourage you not to go for the cheapest Swanley conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
I am helping my aunt sell her house in Swanley. Does the conveyancing solicitor order an EPC or it is for the owner to coordinate?
After the demise of Home Information Packs, EPC’s was retained a compulsory component of moving house. An energy performance certificate needs to be to hand prior to the property being placed on the market. This is not a task that conveyancers ordinarily organise. Where you are using a Swanley conveyancing lawyer they might be able to arrange EPC’s given their relationships with long established local energy assessors
I just acquired a house at auction in Swanley. Conveyancing is required. What are my next steps?
Given that you are now legally committed yourself to purchase you should find a conveyancing solicitor as a matter of priority as you are facing a tight a drop dead date to complete the purchase. Every auction property will have a corresponding legal pack. This will include most,if not all of the paperwork that your solicitor requires. Where you are dealing with leasehold premises the conveyancing papers may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to leasehold premises. You must give this to the conveyancer instructed by you ASAP. Do make sure that your finances are organised to complete on the on the contractual date .
Will my lawyer be raising enquiries concerning flooding during the conveyancing in Swanley.
Flooding is a growing risk for lawyers dealing with homes in Swanley. There are those who purchase a house in Swanley, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to impart advice on flood risk, however there are a number of searches that may be undertaken by the purchaser or by their solicitors which will give them a better appreciation of the risks in Swanley. The conventional set of information given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a standard question of the seller to discover if the premises has historically flooded. In the event that flooding has previously occurred which is not notified by the vendor, then a purchaser could commence a claim for damages resulting from an incorrect response. The buyer’s conveyancers will also order an enviro report. This will higlight if there is a recorded flood risk. If so, further inquiries will need to be carried out.
I'm purchasing a new build house in Swanley with the aid of help to buy. The developers refused to move on the price so I negotiated 6k of extras instead. The house builders rep told me not reveal to my lawyer about this deal as it may jeopardize my loan with the lender. 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.
How do I use the search facility to choose a conveyancing practitioner in Swanley on the panel for my mortgage?
First choose a mortgage company such as Santander, Coventry Building Society or Nottingham Building Society then specify your preferred area e.g. Swanley. Conveyancing practices in Swanley and beyond will then be listed.
We're first time buyers - agreed a price, yet the agent informed us that the seller will only issue a contract if we instruct the agent's recommended lawyers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Swanley
We suspect that the seller is unaware of this request. Should the seller desire ‘a quick sale', turning down a motivated buyer is going to damage their objectives. Contact the owners directly and make sure they comprehend that (a)you are serious buyers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to appoint your own,trusted Swanley conveyancing lawyers - as opposed tothose that will earn their negotiator at the agency a introducer fee or achieve conveyancing figures pre-set by HQ.