I am hoping to receive a mortgage offer from Santander. I hope to instruct a Licensed Conveyancer in Bexleyheath. Does the Santander Solicitor panel include conveyancers regulated by the CLC?
The Santander conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
We note that you have a post code search directory identifying firms on the Virgin Money conveyancing panel. Do firms pay you a referral fee if I appoint them for our conveyancing in Bexleyheath?
We are a listing service only for law firms wishing to communicate if they are on the Virgin Money conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Bexleyheath.
Are all Bexleyheath Conveyancing Quality Solicitors on the Yorkshire BS conveyancing list of approved practices?
It is true that some lenders now use the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
Does a directory service exist listing Leeds Building Society panel conveyancers in Bexleyheath on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few lending institutions make their panel listings visible over the internet. Where you are looking for a Bexleyheath conveyancing practitioner on the Leeds Building Society please use our facility.
I am due to exchange contracts on my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Principality are being difficult. The Bexleyheath solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Bexleyheath differ for new build properties?
Most buyers of new build or newly converted property in Bexleyheath contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is finished. This is because developers in Bexleyheath usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Bexleyheath or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Bexleyheath I like with amenity areas and station in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in Bexleyheath suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a home loan that many years may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
I today plan to offer on a house that seems to meet my requirements, at a reasonable figure which is making it more attractive. I have just been informed that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Bexleyheath. Conveyancing advisers have are about to be appointed. Will they explain the issues?
The majority of houses in Bexleyheath are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. We note that you are purchasing in Bexleyheath in which case you should be looking for a Bexleyheath conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the unexpired lease term. Being a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to conduct alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the house is located on an estate. Your solicitor will appraise you on the various issues.