Please explain the implications if my lawyer’s firm is removed from the UBS Solicitor panel ahead of completing my conveyancing in Lewisham?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
3 months have gone by since my purchase conveyancing in Lewisham took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Lewisham differ for newly converted properties?
Most buyers of new build premises in Lewisham approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Lewisham typically buy 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 property lawyers 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 Lewisham or who has acted in the same development.
We are 3 weeks into a freehold purchase having been directed to a firm by the high street agent to perform conveyancing in Lewisham. I am am starting to be dissatisfied with the level of service. Could you help me find new conveyancers?
They would have to be really poor in order to consider diss instructing them. Has your mortgage offer been sent? If so you must advise them of the new lawyer and get the offer are re-sent. Your solicitor ideally needs to be on the lenders panel to avoid escalating fees and frustration. That should be your first question of the new conveyancers. The search tool should help you find a bank approved conveyancer for your home move in Lewisham
What is the reason for new build conveyancing in Lewisham being more expensive?
Buying a brand new property is completely distinct from the normal house buying conveyancing in Lewisham. For a start developers normally require contracts to exchange very quickly, so there is a a great deal of pressure on your conveyancing practitioner to make sure all is in order. Furthermore new build properties often necessitate the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Lenders obligations are also more demanding. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.