Is it correct that all Mottingham CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing list of approved practices?
A selection of lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
The formalities of my remortgage has taken place for my property in Mottingham. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have finally had an offer on an apartment in Mottingham accepted, but there is a chain. The sellers have offered on on an apartment, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have chosen a nearby conveyancing solicitor in Mottingham. What do I do now? At what point should I apply for the mortgage with Santander?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then valuation, Mottingham conveyancing search fees, etc). The first course of action is to check that your conveyancer is on the Santander approved list. Concerning the subsequent steps this very much dictated by the circumstances of your transaction, attraction to the property and on the state of the market. During a hot market the majority of home buyers will apply for the mortgage with Santander and arrange for the valuation and only if it was satisfactory would they request their lawyer to proceed with the conveyancing in Mottingham.
Do commercial conveyancing searches reveal planned roadworks that may impact a commercial estate in Mottingham?
Its becoming the norm that commercial conveyancing solicitors in Mottingham will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Mottingham. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Mottingham.
For every commercial conveyancing transaction in Mottingham it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Mottingham commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Mottingham.
Me and my brother purchased a renovated Georgian property in Mottingham. Conveyancing solicitor acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Mottingham and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing lawyer who completed the work.
How does conveyancing in Mottingham differ for new build properties?
Most buyers of new build or newly converted property in Mottingham contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because developers in Mottingham usually buy the site, 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 accustomed to new build conveyancing in Mottingham or who has acted in the same development.
Is it possible to transfer to a new conveyancer as I have to select one who is on the Alliance & Leicester conveyancing panel. I hired a high street conveyancing solicitor in Mottingham round the corner but she is not accepted by Alliance & Leicester
We will our best to assist in finding you a conveyancing solicitor in Mottingham on the Alliance & Leicester panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Mottingham. In making use of search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Mottingham.