My partner and I are hoping to purchase a flat in Sanderstead and have appointed a Sanderstead conveyancing firm. Within the past 48 hours our conveyancer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. TSB have this evening contacted us to advise us that they have now hit a problem as our Sanderstead lawyer is not on their approved list of lawyers. Is this a problem?
Where you are buying a property needing a mortgage it is standard for the purchasers' lawyers to also act for the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Sanderstead lawyers, in which case your legal fees may increase, and it will likely delay the transaction as you have another set of people involved.
My husband and I are purchasing a 3 bedroom apartment in Sanderstead with a residential mortgage from Lloyds TSB Bank.We use our Sanderstead conveyancing solicitor but Lloyds TSB Bank says his firm is not on their "panel". we are left little option but to use a Lloyds TSB Bank panel lawyer or retain our high street solicitor and fork out for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that Lloyds TSB Bank use our lawyer?
No, not really. The home loan issued to you contains various provisions, a common one being that solicitors must be on the Lloyds TSB Bank solicitor panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could find 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 Lloyds TSB Bank
I am assisting my aunt sell her flat in Sanderstead. Does the conveyancer order an energy assessment or it is for the owner to see to?
After the abolition of Home Packs, energy assessments remained a mandatory component of selling a house. An energy assessment needs to be commissioned before the property is placed on the market. It is not a task that lawyers ordinarily arrange. If you are instructing a Sanderstead conveyancing lawyer they may be willing to arrange EPC’s given their relationships with reputable local accredited person
My aunt advised me that in buying a property in Sanderstead there may be various restrictions limiting what one can do in terms of external alterations to a property. Is this right?
We are aware of a number of properties in Sanderstead which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Sanderstead should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
At last I have had an offer on a maisonette in Sanderstead agreed to, the vendors do however have an associated purchase. The owners have put an offer on somewhere, however it’s not yet agreed to, and are looking at other apartments booked. I have selected a local conveyancing solicitor in Sanderstead. What should be my next step? At what point do I apply for the mortgage with Clydesdale?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of one thousand pounds, then survey, Sanderstead conveyancing search charges, etc). First, you must check that your solicitor is on the Clydesdale approved list. Regarding the subsequent phase this very much depends on the circumstances of your transaction, desire for the property and on the state of the market. During a hot market the majority of purchasers would apply for the mortgage with Clydesdale and pay for the valuation and only if it comes back ok would they request their lawyer to proceed with the conveyancing in Sanderstead.
I require fast conveyancing in Sanderstead as I have an ultimatum to complete within one month. Thankfully I do not need a mortgage. Can I escape the need for conveyancing searches to save money and time?
As you are are a cash purchaser you have the choice not to do searches although no lawyer would advise that you don't. With lots of history conveyancing in Sanderstead the following are instances of what can appear and adversely impact the marketability of the property: Refused Planning Applications, Overdue Fees, Outstanding Grants, Railway Schemes,...
I am buying a new build apartment in Sanderstead. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Sanderstead
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
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At this site obtain an accurate quote via a Solicitor or Licensed Conveyancer that appreciates the issues for your conveyancing in Sanderstead. As opposed to estate agents and brokerage sites we do not have kick-back deals with solicitors. Many agents and online brokers 'recommend' the firm who pay the highest commission, as opposed to the best value conveyancing in Sanderstead