My fiance and I are planning to purchase a property in Eltham and are in fact using a Eltham conveyancing firm. Within the past 48 hours our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Yorkshire Building Society have this morning contacted us to inform me that there is now an issue as our Eltham conveyancer is not on their approved list of lawyers. Is this a problem?
Where you are buying a property needing a mortgage it is conventional for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own Eltham solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
Does a directory service exist listing Santander panel solicitors in Eltham on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association websites. A small selection of banks make their panel listings open the public online. If you are looking for a Eltham conveyancing practitioner on the Santander please make the most of our tool.
We had selected solicitors with offices in Eltham on the Coventry BS solicitor panel. They are now charging me a supplemental amount for the legal aspects of the Coventry BS mortgage. Is this a supplemental conveyancing fee set by Coventry BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your conveyancing practitioner may levy a fee for this. This fee is not set by Coventry BS but by your Eltham property lawyer. Numerous firms on the Coventry BS panel will levy ’dealing with mortgage’ fee and others do not.
I have finally had an offer on an apartment in Eltham accepted, but there is a chain. The owners have offered on a property, but it’s not yet agreed to, and are looking at other properties booked. I have chosen a nearby conveyancing solicitor in Eltham. What should be my next step? At what point should I apply for the mortgage with Lloyds?
It is normal 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 in the region of one thousand pounds, then valuation, Eltham conveyancing search charges, etc). The first course of action is to check that your conveyancing practitioner is on the Lloyds conveyancing panel. Regarding the subsequent steps this very much dictated by the circumstances of your case, motivation for the property and on the state of the market. During a buoyant market the majority of purchasers would apply for the mortgage with Lloyds and pay for the valuation and only if it comes back ok would they request their solicitor to press on with searches.
Do commercial conveyancing searches disclose planned roadworks that may impact a commercial land in Eltham?
Its becoming the norm that commercial conveyancing solicitors in Eltham will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Eltham. The report provides definitive data 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 Eltham.
For every commercial conveyancing transaction in Eltham it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Eltham commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Eltham.
Just had an offer accepted on a new build flat in Eltham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Eltham
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
How do I search for a Eltham law firm on the Barclays conveyancing panel? I drive a motor bike and am willing to travel upto 10miles to meet the conveyancer.
Feel free to make use of the facility on this website. Please pick a mortgage company and your location and you will see a number of Eltham conveyancing lawyers locally. We have listed some Eltham conveyancing firms at the bottom of this page and you can telephone them to verify whether they are on the Barclays panel
We are 3 weeks into a residential purchase having been referred to solicitors by the selling agent to execute conveyancing in Eltham. We are not happy. Could you you assist me in finding new lawyers?
They would have to be very poor in order to consider diss instructing them. Has the mortgage offer been issued? If so you must advise them of the replacement conveyancer and ensure the mortgage documents are re-sent. Your new conveyancer needs to be on the lenders approved list to avoid supplemental costs and complications. That should be your first question of the new solicitors. Our find a solicitor tool will help you find a bank approved solicitor for your conveyancing in Eltham