I am currently in the process of buying my council flat in South London. I have a mortgage offer with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
The formalities of my remortgage has taken place for my property in South London. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved very quickly. If you feel 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.
My offer on a property in South London has been agreed to, the owners do however have an associated purchase. The owners have offered on on an apartment, however it’s not been accepted yet, and have viewings of other apartments booked. I have chosen a bricks and mortar conveyancing solicitor in South London. What should be my next step? When do I get the mortgage application with Principality going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then survey, South London conveyancing search charges, etc). The first thing to do is check that your lawyer is on the Principality approved list. Regarding the next stages this very much dictated by the specifics of your case, desire for this property and on the state of the market. During a hot market many buyers would apply for the mortgage with Principality and pay for the valuation and only if it was satisfactory would they ask their property lawyer to press on with the conveyancing in South London.
My wife and I have a semi-detached Georgian house in South London. Conveyancing solicitor represented me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the matching property. Is it worth asking Platform Home Loans Ltd to clarify?
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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in South London and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing solicitor who conducted the work.
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a quick, chain free conveyancing. South London is the location of the property. What do you suggest?
Flying freeholds in South London are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in South London you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in South London 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 premises.
Do I need to be wary that 3rd parties that I am dealing with are encouraging me to use a nationwide conveyancing firm rather than a local South London conveyancing company?
As with many professional services, often recommendations from connections can be extremely useful or valuable. Nevertheless there are lots of parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may suggest solicitors to retain. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes financial incentive behind the recommendation. You are free to choose your preferred lawyer. Don't forget that most lenders specify a panel list of conveyancers you have to use for the mortgage related work in your transaction.
We're novice buyers - had an offer accepted, but the property agent has warned us that the seller will only proceed if we appoint their recommended conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local conveyancer used to conveyancing in South London
It is unlikely the vendors are driving this. Should the owner want ‘a quick sale', taking such a hostile approach to a serious purchaser is going to damage their objectives. Try to communicate with the sellers directly and make sure they understand (a)you are serious buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted South London conveyancing firm - not the ones that will provide their estate agent a referral fee or achieve conveyancing figures demanded by senior management.