We are hoping to acquire a 3 bedroom flat in Croydon with a mortgage. We wish to retain our Croydon solicitor, but the lender advise he's not on their "panel". It seems we have no option but to instruct one of the lender panel conveyancing practices or continue with our Croydon property lawyer as well as pay for one of their panel ones to represent them. We regard this is unjust; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Croydon conveyancing solicitor to apply to be on the conveyancing panel.
Please help. My Croydon lawyer is assuring me that he has toapply for Croydon conveyancing searches asthe firm are on the Santanderapproved lawyer panel. Is my conveyancer right?
You have limited options available to you. As you are obtaining a home loan with a lender your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Croydon conveyancing searches.
My grandmother passed away last year and as sole heir and executor I was left the house in Croydon. The house had a relatively small loan left on it of around £4500. I want to transfer the title deeds into my name whilst I re-mortgage to UBS, pay off the mortgage. Is this possible?
Where you intend to refinance then UBS will insist on your using a conveyancer on the UBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your UBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the UBS mortgage is registered as a charge at the Land Registry.
Can you point me to a directory of Virgin Money panel conveyancers in Croydon on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. Very few mortgage companies make their panel listings viewable on the web. If you are looking for a Croydon conveyancer on the Virgin Money please use our facility.
My husband and I have organised the release of further monies on our mortgage from RBS as we want to conduct improvements to our home in Croydon. Do we need to select a local Croydon solicitor on the RBS conveyancing panel to deal with the legals?
RBS don't usually require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.
My partner and I are spending time viewing flats in Croydon and I am about to put in an offer. Should I already have a property lawyer in place at this stage? I am planning to take a home loan with HSBC.
It would be wise to start your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. As you are obtaining a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
We are purchasing a house and the lawyer has mentioned Chancel Repair for which the house may be liable because it falls into the area of such a church. She has recommended insurance. Is this really required for conveyancing in Croydon
Unless a previous acquisition of the house took place after 12 October 2013 you may assume that lawyers conducting conveyancing in Croydon to continue to advocate a chancel search and or insurance against a claim.
How does conveyancing in Croydon differ for new build properties?
Most buyers of new build premises in Croydon approach us having been asked by the seller to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Croydon tend to purchase the land, 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 accustomed to new build conveyancing in Croydon or who has acted in the same development.