Is it necessary during the course of the conveyancing process to visit the offices of the solicitor to execute the mortgage deed? If so, I will instruct a firm who offer conveyancing in South West London so that I can pop in to their offices if necessary.
These days conveyancing panel lawyers for banks conduct the vast majority of work via the post, e-mail or over the phone. This means that they can undertake the legal work for your home move no matter where you live in England or Wales. However you should see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
There are plenty of conveyancing solicitors in South West London but how do I know who's good?
It would be unwise to be tempted by the lowest South West London conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
The formalities of my purchase has taken place for my property in South West London. Conveyancing was a necessary evil but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out 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.
It is unclear whether my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local South West London building society branch on numerous occasions and was told it wasn't a problem and they will lend. My South West London conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend based on their specific requirements. I have no idea who is right.
Provided that the lawyer is on the lender panel, she or he must comply with the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am downsizing from our home in South West London and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed an online conveyancing firm rather than a conveyancing solicitor in South West London. Having lived in South West London for 4 years we know that this is a non issue. Should we get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I'm buying a new build house in South West London benefiting from help to buy. The developers would not move on the price so I negotiated 6k of fixtures and fittings instead. The house builders rep told me not reveal to my solicitor about this extras as it would put at risk my mortgage with the bank. 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.
Should I instruct a South West London conveyancing solicitor who is local to the property I am purchasing? An old friend can carry out the legal formalities but his firm is located 400miles drive away.
The primary upside of using a local South West London conveyancing firm is that you can pop in to sign paperwork, present your identification documents and apply pressure on them if necessary. Having local South West London know how is a bonus. That being said nothing is more important than finding someone that will pull out all the stops for you. If if people you trust used your friend and the majority were impressed that must outweigh using an unknown South West London conveyancing solicitor just because they are local.