We are buying a 2 bedroom apartment in Foots Cray with a mortgage. We like our Foots Cray solicitor, however the mortgage company says he's not on their "panel". We have to appoint one of the mortgage company panel firms or continue with our Foots Cray conveyancer and pay for one of their panel firms to act for them. This feels very unfair; can we not demand that the lender use our Foots Cray conveyancing practitioner ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. A further alternative is for your Foots Cray conveyancing solicitor to apply to be on the conveyancing panel.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Foots Cray. My lender is Chelsea Building Society
Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 2/9/2026, the requirements read as follows :
Have just purchased a repossessed house at auction in Foots Cray. Conveyancing is needed. What are my next steps?
Given that you have now for in every practical sense signed on the dotted line you will need to retain a conveyancing lawyer quickly as you are facing a pending deadline in which to complete the transaction. Every auction property should have a corresponding legal set of papers. This will include evidence of title and search results. In the case of leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You need to pass this on to the solicitor instructed by you at the earliest opportunity. Do make sure that that you have the requisite funding in order to complete on the date specified in the contract.
I have paid off my mortgage with Clydesdale. I assume I don't need a Foots Cray property lawyer on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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 Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being a right pain. The Foots Cray solicitor who is on the Santander conveyancing panel is saying indemnity insurance will be fine but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I'm purchasing my first flat in Foots Cray with a mortgage from Clydesdale. The sellers refused to move on the amount so I negotiated five thousand pounds worth of additionals instead. The property agent advised me not disclose to my conveyancer about the deal as it could jeopardize my mortgage with Clydesdale. Do I keep my lawyer in the dark?.
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.
I am looking for a flat up to £235,500 and identified one close by in Foots Cray I like with amenity areas and station in the vicinity, however it's only got 51 years on the lease. There is not much else in Foots Cray in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a mortgage that many years may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
I am a fortnight into a leasehold purchase having been directed to a firm by the local agent to do our conveyancing in Foots Cray. I am not happy. Could you you assist me in finding new lawyers?
They would need to be very poor in order to consider replacing them. Has the mortgage offer been sent? If so you must advise them of the new contact details and get the loan are re-sent. Your solicitor ideally should be on the mortgage company panel to avoid supplemental expenses and complications. So that should be your starting point. The search tool can assist you in finding a bank approved solicitor for your conveyancing in Foots Cray