I have just started taking steps with a view to switching my current homeowner home loan to a BTL Nottingham Building Society mortgage. I have been informed by my broker that I must appoint a conveyancer as part of the process. I got in contact with my previous Purley conveyancing solicitor who acted on my behalf when I first purchased the premises. The fee calculation supplied of £470 is an eye-watering amount to do this as its a refinance than a sale or purchase.

The estimate does seem a little overpriced. If you shop around you could shave off some of the expense by say £125. On the other hand, providing that you were pleased with the service the firm offered you maylive to regret opting for an a cheaper conveyancer. If is important to be sure that the solicitor can represent Nottingham Building Society. You can use our search tool to locate a Purley conveyancing firm on the Nottingham Building Society approved list of lawyers, which can often include conveyancing solicitors in Purley.

I am purchasing a property and need a conveyancing solicitor in Purley who is on the Skipton Building Society solicitor. Could you point me in the right direction as regards a firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Skipton Building Society in certain locations such as Purley. We dont recommend any particular firm.

Should my lawyer be asking questions regarding flooding during the conveyancing in Purley.

The risk of flooding is if increasing concern for solicitors conducting conveyancing in Purley. There are those who buy a property in Purley, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.

Conveyancers are not qualified to give advice on flood risk, but there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Purley. The conventional set of completed inquiry forms sent to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to discover if the property has historically flooded. In the event that the property has been flooded in past which is not notified by the seller, then a purchaser may issue a legal claim for losses resulting from an incorrect response. The buyer’s conveyancers may also carry out an environmental search. This will indicate whether there is any known flood risk. If so, further inquiries will need to be initiated.

I have a 4 bedroom Georgian house in Purley. Conveyancing practitioner acted for me and Britannia. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Britannia to clarify?

You should assess 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Purley and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing practitioner who conducted the work.

I'm buying my first flat in Purley with a loan from The Royal Bank of Scotland. The builders would not budge the price so I negotiated 6k of additionals instead. The sale representative advised me not reveal to my lawyer about the extras as it will adversely affect my mortgage with the lender. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder 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.