How do I find the right solicitor to give a 1st class service for our conveyancing in Foots Cray?
First ask the people you trust who they experienced using in the past and if they were happy with the service.
Second, use a comparison service on the web for conveyancing in Foots Cray. Pick up the phone to a couple or more firms listed and request that they email you their conveyancing charges and have a conversation with the lawyer who will handle your legal process ahead ofmaking your choice.
Option 3 is to use this site to assist you in finding the right solicitors taking into account your personal requirements including the type of property,timings, complexity and who the proposed mortgage company is. Don't take the bait of £99 conveyancing in Foots Cray
Our lawyer has identified a a legal deficiency with the lease for the flat we are buying in Foots Cray. The other side have suggested title insurance as a solution. We are happy with insurance and will pay for it. Our property lawyer says that he must be satisfied that the bank is content with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your property lawyer will have no choice but to discontinue acting for you.
My lawyer in Foots Cray is not on the Norwich and Peterborough Building Society Solicitor Panel. Can I still retain my prefered solicitor even though they are excluded from the Norwich and Peterborough Building Society panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your preferred Foots Cray solicitors but Norwich and Peterborough Building Society will need to use a conveyancer on their list of acceptable firms. This will inevitably rack up the total conveyancing fees and result in delays.
- Find an alternative practitioner to to deal with the conveyancing, not forgetting to check they are Persuade your solicitor to use their best endeavours to join the Norwich and Peterborough Building Society conveyancing panel
We have a mortgage agreed in principle with Yorkshire BS. Foots Cray conveyancing lawyers were chosen. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?
There is no definitive answer here. Have Yorkshire BS completed the survey? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Foots Cray solicitor on the Santander panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I had an offer accepted on a house in Foots Cray on 29/4/2025, valuation was booked five days after, all came back fine. Conveyancer appointed, so the only thing outstanding was my mortgage offer. Having made daily calls to Nottingham and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Nottingham conveyancing panel. Are Nottingham entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
I own a leasehold house in Foots Cray. Conveyancing and Chelsea Building Society mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Foots Cray who previously acted has now retired. Any advice?
The first thing you should do is contact the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Foots Cray conveyancing practitioner to do this as it can be done on-line for £3. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
After years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Foots Cray. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We can put you in touch with a Foots Cray conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Foots Cray residence is 103a Footscray Road in January 2014. The tribunal determines that the premium payable for the extended lease should be £34,500 according to the expert witness valuation calculation This case related to 1 flat.
My nephew is about to join the property ladder, he had his mortgage in principle. When the seller agreed the offer on the apartment we rang the mortgage institution to issue the formal offer. I was disappointed to learn that mortgage companies do not accept all conveyancing practitioner, they must be on their panel, is this legal?
Mortgage Companies tend to restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Foots Cray solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.