We are hoping to purchase a 3 bedroom apartment in Streatham with a mortgage. We like our Streatham conveyancer, but the bank says she’s not on their "panel". We have to appoint one of the bank panel firms or keep our Streatham conveyancer as well as pay for one of their panel lawyers to represent them. This seems very unfair; can we not require that the bank use our Streatham property lawyer ?
Unfortunately,no. The mortgage offered to you 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. A further alternative is for your Streatham conveyancing solicitor to apply to be on the conveyancing panel.
Is it possible for conveyancing in Streatham to be done within 28 days?
First, If the seller is applying time constraints to sign contracts it is advisable to make sure that your lawyer is familiar with the area as they will make use of local contacts and intelligence. It is possible that they would have handled previousproperties in the same road. You would be best advised to use a Streatham conveyancing firm. In addition, make sure that the conveyancing firm is on the member panel. It is understood that 18% of Streatham conveyancing deals are frustrated or jeopardised after discovering a purchaser’s solicitor was not on their mortgage lender’s member panel. This can often result in the conveyancing being frustrated by an average of three weeks. It is claimed that this issue affects approximately one hundred thousand home sales every year. Almost all Streatham conveyancing practices can not represent certain lenders so do check as early as possible.
We are looking to buy a house and require a conveyancing solicitor in Streatham who is on the Barclays approved panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Streatham.
Is it the case that all Streatham CQS (Conveyancing Quality Scheme) solicitors are on the Kent Reliance conveyancing panel?
A selection of banks and building societies now use CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their panels.
My offer was accepted on a property in Streatham on 1/8/2025, valuation was booked 3 days later, received a clean bill of health. Solicitor retained, so the only thing outstanding was my mortgage offer. Having made daily calls to HSBC and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the HSBC conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for HSBC to deal with your lawyer's application to be on the HSBC conveyancing panel. There's no guarantee that your solicitor will be accepted.
My offer on a semi in Streatham has been agreed to, the sellers do however have a dependent purchase. The owners have put an offer on a flat, however it’s not yet agreed to, and have viewings of other flats booked. I have selected a bricks and mortar conveyancing solicitor in Streatham. What should be my next step? When do I get the mortgage application with Virgin Money going?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then valuation, Streatham conveyancing search fees, etc). The first thing to do is check that your solicitor is on the Virgin Money approved list. Concerning the next phase this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. In a buoyant market some buyers will apply for a home loan with Virgin Money and arrange for the valuation and only if it was satisfactory would they request their conveyancer to press on with searches.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Streatham is the location of the property. Is there any guidance you can impart?
Flying freeholds in Streatham are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Streatham you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Streatham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Last March I purchased a leasehold house in Streatham. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have attempted and failed to negotiate with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Streatham conveyancing firm to help?
You certainly can. We can put you in touch with a Streatham conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Streatham property is Flat 12, Newlands Court Streatham Common North in May 2012. the decision of the Tribunal was that the premium payable by the Applicants to the Respondent for the new lease of the Premises be £70,140. This case affected 1 flat. The unexpired term was 23.25 years.