I am getting a mortgage offer from Lloyds. I hope to use a Licensed Conveyancer in Swanley. Does the Lloyds Solicitor panel allow for conveyancers regulated by the CLC?
The Lloyds conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
My brother and I have lately purchased a house in Swanley. We have since encountered a number of problems with the house which we consider were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been conducted for conveyancing in Swanley?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Swanley. Conveyancing searches and investigations initiated during the legal transfer of property are designed to help avoid problems. As part of the legal transfer of property, a seller answers a questionnaire called a SPIF. If the information is misleading, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Swanley.
I am considering applying for a Barclays mortgage for purchase of a new build (under development) in Swanley with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Barclays ?
There is nothing to stop you using your solicitor, but Barclays will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
We are due to move property in April. Will my conveyancing solicitor communicate with the removal company on the completion day. Incidentally, can you put forward a removal company in Swanley. Conveyancing firm was chosen prior to coming across this site.
On the afternoon of completion you can collect the keys from your property agent however this can only occur after the previous owners solicitors advise the agent that the monies to complete are in and the keys can be released. After that you can tell the removal company that they can start moving you in. We are not in a position to suggest a particular removal company but can help you find a conveyancing in Swanley or a firm with expertise in conveyancing in Swanley.
My partner and I have arranged the release of further funds on our mortgage from Lloyds as we wish to carry out renovations to our property in Swanley. Do we need to appoint a bricks and mortar Swanley solicitor on the Lloyds conveyancing panel to deal with the paperwork?
Lloyds would not normally instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds list.
I can not work out if 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 mortgage company conveyancing panel- called to say that they will not lend in accordance with their published requirements. Who do I believe?
As long as the lawyer is on the mortgage company approved list, they must follow the Council of Mortgage Lenders’ Handbook requirements for the 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 left on the lease.
I have recentlydiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in Swanley for a purchase of a leasehold flat 18 months ago. How can I check that the property is in my name 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 Swanley conveyancing specialists.
Due to the encouragement of my in-laws I had a survey completed on a house in Swanley before instructing solicitors. I have been told that there is a flying freehold element to the house. My surveyor has said that some banks may not grant a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you e-mail us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed 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.