We're in Putney, FTBs buying with a mortgage (lender is HSBC , and our solicitor is on the HSBC conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the HSBC conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I am helping my niece sell her house in Putney. Will the conveyancer commission the energy performance certificate or it is for the seller to see to?
After the demise of Home Packs, energy performance certificates was maintained a required element of moving property. An EPC should be to hand prior to the property being advertised. It is not as aspect of the sale process that lawyers ordinarily arrange. If you are using a Putney conveyancing practitioner they might help arrange energy performance certificates due to their relationships with reputable Putney providers
We were going to get a AIP from Barclays this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Barclays recommend any Putney solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Putney solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
The formalities of my remortgage has taken place for my property in Putney. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge 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 Services Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
My wife and I purchased a renovated Victorian property in Putney. Conveyancing practitioner acted for me and Santander. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the matching address. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Putney and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing lawyer who completed the work.
How does conveyancing in Putney differ for newly converted properties?
Most buyers of new build property in Putney contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because developers in Putney tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Putney or who has acted in the same development.
We're novice buyers - had an offer accepted, but the agent informed us that the owners will only issue a contract if we appoint their preferred solicitors as they are insisting on an ‘expedited deal’. We would rather use a high street conveyancer accustomed to conveyancing in Putney
We suspect that the seller is unaware of this ultimatum. Should the owner require ‘a quick sale', taking such a hostile approach to a genuine purchaser is going to damage their objectives. Try to communicate with the sellers directly and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are unencumbered (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Putney conveyancing lawyers - not the ones that will provide their negotiator at the agency a referral fee or hit his conveyancing targets set by senior management.