I am expecting a mortgage with Lloyds. My intention is to instruct a Licensed Conveyancer in North East London. Does the Lloyds Conveyancing panel exclude Licensed Conveyancers?
The Lloyds approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
Can I use your services to recommend a Conveyancing solicitor in North East London even if I’m not buying or disposing of a house, for example where I want to acquire a shop in North East London with a loan from Bank of Scotland?
Our comparison service is predominantly there to get a quote from domestic conveyancing solicitors in North East London but we have set out at the end of this page a selection of North East London commercial conveyancing firms. You should enquire with the firm directly to check if they can also act for Bank of Scotland
I just bought a property at auction in North East London. Conveyancing is needed. What are my next steps?
Having for in every practical sense signed on the dotted line you should find a conveyancing lawyer as a matter of priority as you now have a fast approaching deadline in which to complete the transaction. An auction property will have a corresponding auction pack. This should include the copy title deeds, local authority and drainage searches. In the case of leasehold property the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to a leasehold property. You must hand this to the lawyer working for you as soon as possible. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.
I have a mortgage with Kent Reliance for my property in North East London. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
You must advise Kent Reliance prior to renting your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. It may be that Kent Reliance will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel solicitor.
I am selling my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Clydesdale are being problematic. The North East London solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Due to the input of my in-laws I had a survey completed on a property in North East London before retaining lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some lenders may refuse to grant a mortgage on this type of home.
It varies from the lender to lender. Lloyds has different instructions from Nationwide. If you call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in North East London. Conveyancing may be slightly more expensive based on your lender's requirements.
At what point do I pay stamp duty payable for my North East London flat purchase?
The majority of conveyancers will complete a stamp duty return on your behalf as part of your North East London conveyancing transaction for signature. On completion your lawyer will submit your Land Transaction application to the Inland Revenue and - assuming they have the funds - settle any Stamp Duty liability for you.