Me and my partner are due to complete on the purchase of a house in Herne Hill but as a result of wreckage from the recent storms I have was able negotiate recompense from the vendor of £3k in the form of a adjustment in the price. I had intended this to be dealt with as part of amending the contract but Santander are not allowing this. Should they have been approached?
Any property lawyer that is on the Santander conveyancing panel is duty bound to inform Santander of any changes to the purchase price. If you prohibit your conveyancing practitioner to disclose the reduction to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new conveyancer for your conveyancing in Herne Hill.
I am assisting my sister sell her flat in Herne Hill. Does the conveyancer commission an EPC or it is for me to see to?
After the abolition of Home Information Packs, EPC’s was kept a required element of moving property. An EPC should be commissioned in advance of the property being placed on the market. This is not something that conveyancers normally organise. If you are instructing a Herne Hill conveyancing solicitor they might be able to arrange energy performance certificates given their contacts with long established local accredited person
I happen to be the sole beneficiary of my late mum's estate and I have everything in my name now, including the my former home in Herne Hill. Conveyancing formalities meant that the Land Registry date was in March. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my proprietorship could be considered the same way as though I had purchased the house in March. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. How sensible a view mortgage companies take of it, depend on the lender as this provision is principally there to pick up on subsales or the wholesaling and assigning of property.
We were going to get a OIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Herne Hill solicitors on the Skipton conveyancing panel, or is it better to go independently?
You will need to appoint Herne Hill solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
How does conveyancing in Herne Hill differ for new build properties?
Most buyers of new build or newly converted property in Herne Hill come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Herne Hill typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Herne Hill or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a simple, chain free conveyancing. Herne Hill is where the house is located. Can you offer any guidance?
Flying freeholds in Herne Hill are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Herne Hill you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Herne Hill may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How simple is it to transfer to a new conveyancer as I need to select one who is on the Clydesdale conveyancing panel. I instructed a high street conveyancing solicitor in Herne Hill round the corner but she is not approved by Clydesdale
We will our best to assist in finding you a conveyancing solicitor in Herne Hill on the Clydesdale panel. Please note that the solicitors that we list do not pay us a referral fee if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Herne Hill. In making use of search facility on this site, you can contrast costs for conveyancing solicitors in Herne Hill and beyond.