We are hoping to buy a 1 bedroom flat in Bermondsey with a mortgage. We have a Bermondsey solicitor, but the lender advise he's not on their "panel". It seems we have little option but to select one of the mortgage company panel conveyancing practices or retain our Bermondsey conveyancing practitioner as well as pay for one of their panel firms to represent them. We consider that this is unjust; can we not require that the bank use our Bermondsey property lawyer ?
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 Bermondsey conveyancing lawyer to apply to be on the conveyancing panel.
I am acquiring a house without a mortgage in Bermondsey. I have resided for the last Seventeen years in Bermondsey. Conveyancing searches are a lot of money. As I have knowledge of the road and vicinity intimately must I have all the conveyancing searches?
Provided that you do not need a home loan, then the vast majority of the Bermondsey conveyancing searches are optional. Your conveyancer will try and steer you, perhaps strongly, that you should have searches completed, but he is duty bound to do this. One thing to bear in mind; if you are likely to dispose of the house in the future, it will be of interest to your prospective purchaser what the searches disclose. On occasion premises with day to day issues can still throw up unexpected search results. A competent conveyancing solicitor in Bermondsey should provide you some sensible guidance in this regard.
Completed the sale of my flat in Bermondsey last September yet the purchaser is Skype messaging me complaining that his solicitor needs to hear from mine. What are the post completion sale formalities now that I have sold?
Post completion of your sale your conveyancer should send the transfer deeds and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor should also send confirmation that the home loan has been discharged to the purchasers conveyancers. There is unlikely to be post completion steps specific conveyancing in Bermondsey.
Will my solicitor be raising enquiries regarding flooding during the conveyancing in Bermondsey.
Flooding is a growing risk for lawyers carrying out conveyancing in Bermondsey. There are those who acquire a house in Bermondsey, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, but there are a numerous searches that may be initiated by the purchaser or by their solicitors which will figure out the risks in Bermondsey. The standard property information forms supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the owner to find out if the property has ever been flooded. In the event that the property has been flooded in past which is not notified by the vendor, then a purchaser could issue a claim for damages stemming from an misleading reply. The purchaser’s solicitors should also order an enviro report. This should indicate whether there is any known flood risk. If so, further inquiries will need to be conducted.
I am thinking of appointing a conveyancing lawyer in Bermondsey for my purchase. Can I check a firm’s complaints history with the legal regulator?
You can search for presented Solicitor Regulator Association (SRA) determinations resulting from investigations commenced on or after 1 January 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, call +44 (0)121 329 6800. The regulator could recorded call for training reasons.
I need to find a mortgage company panel solicitor in Bermondsey. Can you assist?
It is not clear why you need a Bermondsey panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the bank to find out which solicitors in Bermondsey are on their panel . If you do find such a firm in Bermondsey not listed please direct them to our site to list. After all the cost is only one £1 a month