It is is a decade since I acquired my property in Swanley. Conveyancing solicitors have now been retained on the sale but I can't locate the title documents. Is this a problem?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by the lender or they may stored with the solicitor who oversaw your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring up to date copy of the land registers. Almost all conveyancing in Swanley relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.
We hope to to buy with Coventry BS. I went into a couple of local solicitors but am struggling to find a Swanley conveyancing firm on the Coventry BS panel. Could you help?
You should take advantage of the search tool on this page. Pick the building society and type Swanley or your location and you will be presented with a number of lawyer located in Swanley or near you.
There are a variety of conveyancing solicitors in Swanley but how do I know who's good?
It would be unwise to be tempted by the lowest Swanley conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. 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 advance.
It is not clear whether my mortgage offer requires a lease extension. I have called into my local Swanley building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Swanley conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. I have no idea who is right.
The property lawyer has to comply with the Council of Mortgage Lenders’ Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
My offer was accepted on a house in Swanley on 11/6/2021, valuation was booked 4 days after, all came back fine. Property lawyer instructed, so the only thing outstanding was my mortgage offer. Having made daily calls to Bank of Ireland and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Bank of Ireland conveyancing panel. Are Bank of Ireland entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Wolstenholmes a few years ago for my conveyancing in Swanley. I now require my file but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Swanley of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Due to the encouragement of my in-laws I had a survey completed on a house in Swanley ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies may not grant a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Birmingham Midshires. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Swanley. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Swanley to see if the conveyancing will be more expensive.
I am looking into buying my first house which is in Swanley and I am already nervous. I couldn't find anything specific about Swanley. Conveyancing will be needed in due course but do you know about the Swanley area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Swanley. In the meantime here are some basic statistics that we found