I have given 2 months notice to my current landlord and must leave my rented apartment in Elmers End by 12/2/2026. Conveyancing for my house purchase has just started. Is it possible to complete in three weeks as don't want to have to move into temporary accommodation?
Generally one should not serve notice on a rental until your lawyer suggests that you should. If you have not previously done so, notify to your lawyer and request that they seek the assistance the owners solicitors, try to a target completion date that everyone will work to achieve
As someone with no idea as to the Elmers End conveyancing process what is the number one tip you can give me concerning the legal transfer of property in Elmers End
Not many law firms shout this from the rooftops but conveyancing in Elmers End or throughout South East London is an adversarial experience. Put another way, when it comes to conveyancing there exists lots of room for conflict between you and others involved in the legal transfer of property. E.g., the seller, property agent and on occasion the lender. Selecting a solicitor for your conveyancing in Elmers End is a critical decision as your conveyancer is your adviser, and is the ONE party in the legal process whose responsibility is to protect your legal interests and to protect you.
There is a worrying ongoing adversarial element to conveyancing- someone must be blamed for the process being so protracted. We recommend that you your first instinct should be to trust your solicitor above all other players in the conveyancing process.
I happen to be the sole recipient of my late father’s estate with all property in now in my sole name, including the house in Elmers End. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I understand that there is a CML six month 'rule', meaning my property ownership will be treated the same way as if I'd bought the property in December. Is the property unsalable for six months?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be impacted by that. Some mortgage companies would take a sensible view as this clause is principally there to identify the purchase and immediately sell or the wholesaling and assigning of properties.
I have paid off my mortgage with TSB. I assume I don't need a Elmers End property lawyer on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the TSB mortgage from the register. TSB, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Elmers End is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
Me and my brother purchased a 4 bedroom Victorian property in Elmers End. Conveyancing lawyer represented me and Platform Home Loans Ltd. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching address. Is it worth asking Platform Home Loans Ltd to clarify?
You should read 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Elmers End 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 buyers. You can also question the situation with the conveyancing solicitor who conducted the work.
How easy is it to change firm as I have to retain a firm on the Barclays conveyancing list. I hired a family conveyancing solicitor in Elmers End five minutes from me but he is not accepted by Barclays
It would be our pleasure to help you find a conveyancing solicitor in Elmers End on the Barclays panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Elmers End. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Elmers End.
My fiance and I are planning to purchase a three bedroom flatin Elmers End with a residential mortgage from a lender. We have a solicitor in Elmers End however our lender inform us now that she’s not on their "panel". We have to appoint from the our bank panel firms or keep our Elmers End conveyancer and pay for one of their panel ones to represent them. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The bank mortgage offered to you is subject to conditions, one of which will be that lawyers will on the bank's conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels, including many conveyancing solicitors in Elmers End : a mortgagee 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 solicitors to apply to be on the conveyancing panel for your mortgage company.