I have just been advised by my mortgage broker that my West Brompton solicitor is not on the lender Conveyancing panel. What can I do to check?
The first thing you need to do is to contact your West Brompton lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
We were just about to sign contracts for a freehold house in West Brompton. We have hit a stumbling block. Our loan offer with Bank of Scotland runs out on 22/3/2021 but the owners are putting forward a completion date of 24/3/2021. Can one prolong the loan expiry date?
The best person to address this concern is your solicitors who will determine if they corresponding with the bank, owner’s representatives, estate agents or conceivably all parties taking into account the history of your transaction as of today.
It is a dozen years since I purchased my property in West Brompton. Conveyancing lawyers have recently been instructed on the sale but I am unable to find my title documents. Is this a major issue?
You need not be too concerned. Firstly there is a possibility that the deeds will be with your lender or they may be in the possession of the solicitor who handled the purchase. Secondly in most cases the land will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in West Brompton relates to registered property but in the unlikely event that your property is unregistered it is more of a problem but is not insurmountable.
The deeds to my property can not be found. The lawyers who handled the conveyancing in West Brompton 5 years ago no longer exist. What do I do?
These day there are copies made of almost everything, and your lawyer should be aware precisely where to locate all the suitable documentation so you can buy or sell your property without a hitch. Where duplicates can’t be found, your conveyancer may be able to put in place insurance or indemnities against future claims on the premises.
I am purchasing a new build house in West Brompton benefiting from help to buy. The developers refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The house builders rep told me not to tell my conveyancer about this deal as it will adversely affect my mortgage with TSB. Should I keep quiet?.
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.
Given that I will soon spend hundreds of thousands of pounds on a house in West Brompton I wish to have a conversation with the lawyer regarding thetransaction before instructing the firm. Is this something that you can arrange?
Absolutely - we would be pleased to talk to you we do not take any clients on without you speaking to the conveyancer who will be carrying out your property ownership legalities in West Brompton.There is no ‘factory style conveyancing’ - every client is an important person, not a case reference. The law firms that we put you in touch with believe that the fees you are quoted for your conveyancing in West Brompton should be the amount on the final invoice that you end up paying.