Are you able to recommend a Bank of Scotland accepted Putney Heath conveyancing lawyer that can complete within 10 days? Am I best advised to choose a high street Putney Heath conveyancer or an internet conveyancer?
We would be happy to suggest some excellent Putney Heath conveyancing firms. You can also walk up the high street in Putney Heath. Go in to a couple of law practices and request to speak with a conveyancing solicitor for a costs illustration. Explain your deadline together with the reasons and get a commitment on your deadline. Choose the one that appears most efficient.
When does exchange of contracts occur in purchase conveyancing in Putney Heath and do I need to be at the solicitors office?
Where you are local to our conveyancing solicitors in Putney Heath you are invited in to sign contracts. However, the lender approved solicitors we recommend provide countrywide coverage for conveyancing and provide just as diligent and professional a job for you when communicating with you by post or email. The executing of the purchase agreement is not the important part. Signing on the dotted line simply enables the solicitor to officially exchange at the appropriate time, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Putney Heath)to be in the office available at the end of the phone to exchange contracts.
I have a decision in principle. The bank mentioned the home loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to instruct a specialised conveyancing solicitor in Putney Heath?
You should check but the chances are that allocate you one of their panel lawyers where you want the "fee-free" deal. Call the lender and ask if they allow a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near Putney Heath.
Will my lawyer be making enquiries regarding flooding during the conveyancing in Putney Heath.
Flooding is a growing risk for solicitors dealing with homes in Putney Heath. Plenty of people will buy a house in Putney Heath, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the premises. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Solicitors are not qualified to give advice on flood risk, however there are a number of searches that may be carried out by the purchaser or by their conveyancers which will give them a better appreciation of the risks in Putney Heath. The standard property information forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to find out whether the property has historically flooded. In the event that flooding has previously occurred which is not revealed by the vendor, then a purchaser could bring a compensation claim as a result of such an misleading answer. A buyer’s conveyancers should also order an enviro search. This will reveal whether there is a recorded flood risk. If so, further investigations should be conducted.
I am buying a new build house in Putney Heath with a mortgage from Platform Home Loans Ltd. The developers refused to move on the price so I negotiated £7000 of extras instead. The estate agent advised me not inform my solicitor about this side-deal as it may adversely affect my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.