I am not well enough to travel far from Croydon. Please spell out why all Croydon property lawyers aren't automatically on all lender panels?
Pre- 2008 most mortgage companies had an attitude to risk which is different than today. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which concluded: know the solicitors on your panel. Consequently, mortgage companies have since looked to extract more information from law firms concerning their operations and the individuals employed by them and set certain criteria such as completing a minimum volume of transactions. Many firms have been excluded from lender panels even though they had 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the criteria of amount of transactions the mortgage companies required.
The sellers of the property we are looking to purchase have instructed a conveyancing firm in Croydon who has recommended a exclusivity agreement with a non-refundable deposit 10k. Are such agreements appropriate for Croydon conveyancing transactions?
There are two primary concerns with executing a lock out contract (sometimes termed a shut-out contract) is that it diverts attention away from progressing with the conveyancing work, so in the absence of it needing little or no negotiation then it may turn out to be a hindrance. It is not particularly popular amongst Croydon conveyancing lawyers for this reason. A further concern is the extent of the remedies available - a jilted purchaser should not expect to secure an injunction to prevent the vendor selling to another buyer, so the only remedy available under the agreement will be the reimbursement of wasted costs and, in restricted scenarios, the extra payment of damages.
Having sold my house in Croydon last November but the buyer keeps texting me to say their lawyer is waiting to hear from myconveyancer. What are the post completion sale legalities now that I have sold?
Following your house sale your conveyancer is duty bound to send the transfer deeds and all additional paperwork to the buyer’s solicitors. Where relevant, your solicitor should also confirm that the home loan has been redeemed to the purchasers conveyancers. There is unlikely to be post completion formalities peculiar conveyancing in Croydon.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Croydon. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 10/1/2025, the requirements read as follows :
Me and my brother own a renovated Georgian house in Croydon. Conveyancing solicitor represented me and Virgin Money. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You should review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Croydon and other locations in 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 purchasers. You can also question the position with your conveyancing practitioner who completed the work.
How does conveyancing in Croydon differ for new build properties?
Most buyers of new build property in Croydon come to us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because developers 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 conveyancers 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.