My fiance and I are buying a flat in Thamesmead. My Solicitor has never been on on the lender solicitor panel. Am I still permitted to use my Thamesmead conveyancing solicitor notwithstanding that they are excluded from the bank approved list?
You will need to instruct a conveyancer to complete the formalities when you take out a loan to purchase your property. The solicitor will conduct all the relevant investigations on the property, make sure that you will be properly registered as the owner and ensure that all the necessary mortgage paperwork is in place. You may instruct a Thamesmead conveyancing practitioner of your choice. Nevertheless, if the solicitor appointed is not on the mortgage company solicitor panel additional charges will arise as separate legal representation will be need by the bank. Bank panel applications may be submitted, so provided your lawyer has not historically applied for membership they should take the chance to apply.
is it true that all Thamesmead solicitor firms on the TSB conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the TSB conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many lenders do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
Intending to buy a maisonette in Thamesmead. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Thamesmead conveyancing practitioner is on the HSBC conveyancing panel.
I had an offer accepted on a house in Thamesmead on 27/2/2024, valuation was booked 3 days later, all came back fine. Conveyancer instructed, so all that was missing was my mortgage offer. Having made daily calls to UBS and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the UBS conveyancing panel. Can the lender hold off the offer?
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for UBS to deal with your lawyer's application to be on the UBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Should commercial conveyancing searches reveal proposed roadworks that may affect a commercial site in Thamesmead?
Its becoming the norm that commercial conveyancing solicitors in Thamesmead will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Thamesmead. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Thamesmead.
For each commercial conveyancing transaction in Thamesmead it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Thamesmead commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Thamesmead.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Thamesmead?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Thamesmead. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Over the last few months I have been searching for a flat up to £235,500 and found one round the corner in Thamesmead I like with open areas and transport links nearby, however it's only got 61 remaining years left on the lease. I can't really find anything else in Thamesmead in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a mortgage the shortness of the lease may be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
What can I do to establish who owns a property in Thamesmead?
As long as the premises is recorded at HMLR, and you have the details of the address of the property, you should be able to view details from the the Land Registry of the registered proprietor for a for less than a fiver.