My partner and I are looking to purchase a house in Manor Park and have appointed a Manor Park conveyancing firm. Within the last couple of days our conveyancer has sent a preliminary report and documents to look through with the expectation that exchange is imminent. Barclays Direct have this morning contacted us to advise us that they have now hit a problem as our Manor Park conveyancer is not on their conveyancing panel. What do we do from here?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also act for the mortgage company. 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 Quality Scheme. Your property lawyer should contact your lender 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 don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Manor Park solicitors, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.
We were just about to sign contracts for a garden flat in Manor Park. We have hit a stumbling block. The mortgage offer with Godiva Mortgages Ltd expires on 24/9/2025 but the vendors are putting forward a completion date of 26/9/2025. Can one prolong the loan expiry date?
The best person to deal with your concern is your conveyancer who will determine whether they should be discussing with the mortgage broker, owner’s conveyancers, selling agents or possibly all parties given the history of your conveyancing as of today.
What happens if my lawyer’s firm is expelled from the Santander Conveyancing panel ahead of completing my conveyancing in Manor Park?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
I am aiming to move house in September. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you suggest a removal company in Manor Park. Conveyancing solicitor was found before I stumbled across your site.
On the day of completion you can pick up the house keys from the selling agent however this should only be done after the vendors lawyers advise the agent that they acknowledge receipt of the completion payment and the keys can be passed over. Subsequently you should tell the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can assist you in locating a conveyancing in Manor Park or a solicitor that specialises in conveyancing in Manor Park.
I had a mortgage agreed in principle with Clydesdale. Manor Park conveyancing solicitors were selected. How long does it take for Clydesdale to issue the offer to the solicitor?
Some lenders take longer than others. Have Clydesdale conducted the survey? Have you informed Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Manor Park bank branch on a couple of occasions and was informed it wasn't an issue and they will lend. My Manor Park conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they will not lend based on their published requirements. Who do I believe?
Your conveyancer has to comply with the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Will our solicitor be asking questions regarding flooding during the conveyancing in Manor Park.
The risk of flooding is if increasing concern for lawyers dealing with homes in Manor Park. There are those who acquire a property in Manor Park, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the property. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, however there are a number of searches that may be initiated by the purchaser or by their conveyancers which can give them a better appreciation of the risks in Manor Park. The conventional set of property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual question of the vendor to find out if the premises has ever been flooded. If flooding has previously occurred which is not disclosed by the vendor, then a buyer could commence a legal claim for losses resulting from an incorrect response. A purchaser’s lawyers will also carry out an enviro report. This will higlight whether there is a recorded flood risk. If so, further investigations should be conducted.
Are there restrictive covenants that are commonly identified as part of conveyancing in Manor Park?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Manor Park. 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…’