My house in Welling is up for sale and I have a buyer. Does my lawyer have to be required to be on the Aldermore conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Aldermore conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
We are due to move property in February. Does my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Welling. Conveyancing firm was found before I stumbled across this page.
On the day of completion you can pick up the house keys from your estate agent but this should only occur once the vendors lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be handed over. Subsequently you will need to tell the removal men that they can start moving you in. As a matter of policy we do not recommend a particular removal organisation but can assist you in locating a residential property solicitor in Welling or a solicitor that specialises in conveyancing in Welling.
When it comes to mortgage companies such as Kent Reliance, do Welling conveyancing practitioners incur a yearly amount to be on the conveyancing panel?
We are not aware of any bank fees to be on their panel, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
After shopping around on the internet I have found a Welling conveyancing practitioner having checked that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Welling surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Will our solicitor be making enquiries about flooding as part of the conveyancing in Welling.
Flooding is a growing risk for conveyancers dealing with homes in Welling. There are those who acquire a house in Welling, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, but there are a various searches that may be carried out by the buyer or on a buyer’s behalf which can give them a better understanding of the risks in Welling. The standard property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the owner to find out if the premises has suffered from flooding. In the event that the premises has been flooded in past which is not notified by the owner, then a buyer could issue a compensation claim as a result of such an incorrect response. The purchaser’s lawyers should also carry out an environmental search. This should indicate if there is any known flood risk. If so, further investigations will need to be made.
I'm buying my first flat in Welling benefiting from help to buy. The developers refused to reduce the price so I negotiated 6k of extras instead. The estate agent advised me not inform my lawyer about this extras as it would impact my mortgage with Britannia. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Are there any apps to assist me to search for a Welling law firm on the Bank of Ireland conveyancing panel? I have wheels and am prepared to travel upto 20miles to meet the conveyancer.
You can use the search on this website. Please pick a mortgage company and your location and you will see a number of Welling conveyancing lawyers locally. We have detailed some Welling conveyancing firms at the bottom of this page and you can ring them to see whether they are on the Bank of Ireland approved list
The mortgage broker has recommended their solicitor for the conveyancing in Welling - won’t it be advisable to just use them?
It is worth checking if the estate agent is recommending a conveyancing practitioner or introducing to a property lawyer. There are plenty of Welling selling agents who recommend two or three Welling conveyancing firms and get nothing from it.