This question may be naive but I am new to the home buying as FTB of a two bedroom flat in Penge. Do I receive the keys to the house on the completion date from my lawyer? If this is the case, I will use a local conveyancing solicitor in Penge?
On the day of completion you will not be required to go to the conveyancers office in Penge. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you should be invited to pick up the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
I am buying a property in Penge. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
Given that you are obtaining a mortgage with Leeds Building Society your lawyer must check the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Leeds Building Society where a lease fails to meet these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to Penge.
I was told two weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Penge is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
What will a local search reveal about the property we're purchasing in Penge?
Penge conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for instance Xpress Legal The local search plays a central part in many a Penge conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search will supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I purchased my apartment on 1 June and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Penge advises it will be recorded in a couple of weeks. Are transfers in Penge particularly slow to register?
As far as conveyancing in Penge registration is no faster or slower than anywhere else in the country. Rather than based on location, timeframes can differ according to who lodges the application, whether there are errors and if the Land registry communicate with any third persons or bodies. Currently roughly 80% of such applications are fully addressed in less than three weeks but occasionally there can be protracted delays. Registration takes place once the buyer is living at the property thus 'speed' is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your conveyancer could contact the land registry and explain the circumstances.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Penge is where the house is located. Is there any guidance you can impart?
Flying freeholds in Penge are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Penge you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Penge 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.
Is it possible to transfer to a new solicitor as I need to instruct a firm on the Clydesdale conveyancing panel. I hired a high street conveyancing solicitor in Penge five minutes from me but she is not approved by Clydesdale
It would be our pleasure to help you select a conveyancing solicitor in Penge on the Clydesdale panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are under regulation of the SRA who regulate all conveyancing solicitors in Penge. In making use of the find a conveyancing solicitor tool on this website, you can scrutinise fees for conveyancing solicitors in Penge and throughout England and Wales.