We are buying a 1 bedroom flat in Bexleyheath with a mortgage. We wish to retain our Bexleyheath solicitor, however the mortgage company says she’s not on their "panel". It seems we have little option but to appoint one of the lender panel solicitors or retain our Bexleyheath solicitor as well as pay for one of their panel firms to act for them. We regard this is unjust; can we not require that the mortgage company use our Bexleyheath conveyancer ?
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 Bexleyheath conveyancing solicitor to apply to be on the conveyancing panel.
I am hoping to complete my purchase in Bexleyheath next Thursday. My property lawyer now wants me to supply her with evidence of content and building insurance for the property as as she informs me that she is duty bound to validate that it is in order for the lender. What does the insurance need to cover?
All property lawyers on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These requirements are not limited to conveyancing in Bexleyheath.
Can your site be used to locate a Conveyancing solicitor in Bexleyheath even if I’m not purchasing or disposing of a house, for instance where I intend to buy an office in Bexleyheath with a mortgage from Yorkshire Building Society?
Our search tool is predominantly there to get a quote from residential conveyancing solicitors in Bexleyheath but we have recorded at the bottom of this page some Bexleyheath commercial conveyancing firms. You will need to speak with the company directly to see if they are also authorised to represent Yorkshire Building Society
We wanted to use a conveyancing solicitor in Bexleyheath for our home move. Our broker has since advised us that our mortgage lenders Barnsley Building Society won't deal with them. Surely this is unduly restrictive?
Mortgage Companies tend to restrict either the type or the volume of conveyancing practices on their approved list of lawyers. A common example of such restriction(s) being that a firm must not be a sole practitioner. In addition to restricting the profile of firm, a few banks have reduced the amount of firms they use to act for them. Be aware that Barnsley Building Society have no responsibility for the quality of advice provided by any member of Barnsley Building Society Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels since 2008 even though there remains differing opinions concerning the level of solicitor involvement in some of that fraud. Figures from the Land Registry reveal that hundreds of law firms, including some in or near Bexleyheath only conduct one or two conveyances a year.
Last July I purchased a leasehold property in Bexleyheath. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee 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 ensure 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).
We have reached the end of our tether in trying to purchase the freehold in Bexleyheath. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most certainly. We can put you in touch with a Bexleyheath conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Bexleyheath flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case related to 13 flats. The unexpired residue of the current lease was 76 years.
I am buying a flat and need a conveyancing solicitor in Bexleyheath who is on the mortgage company solicitor panel. Could you point me in the right direction as regards a Bexleyheath solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who conduct conveyancing in Bexleyheath. We dont recommend any particular conveyancing practice.