My husband and I wish to acquire a newly converted apartment in Sanderstead with a mortgage from The Royal Bank of Scotland.We use our Sanderstead conveyancing lawyer but The Royal Bank of Scotland informed us she’s not listed on their approved list of member firms. It seems we are left with little choice but to instruct a The Royal Bank of Scotland panel lawyer or keep our local solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that The Royal Bank of Scotland use our lawyer?
Unfortunately,no. The home loan offered to you contains terms and conditions, one of which will be that lawyers will be on the The Royal Bank of Scotland solicitor panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could find 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland
Do commercial conveyancing searches reveal planned roadworks that may affect a commercial land in Sanderstead?
Many commercial conveyancing solicitors in Sanderstead will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Sanderstead. The report provides definitive information 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 Sanderstead.
For every commercial conveyancing transaction in Sanderstead it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Sanderstead commercial conveyancing deals as well as present a risk to future intentions for the site. These searches are not ordered for domestic conveyancing in Sanderstead.
Is it possible to swap firm as I need to instruct one who is on the Barclays Direct conveyancing list. I hired a high street conveyancing solicitor in Sanderstead round the corner but the firm is not approved by Barclays Direct
We will our best to assist in finding you a conveyancing solicitor in Sanderstead on the Barclays Direct panel. Please note that the property lawyers that we on the directory do not pay us commission if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Sanderstead. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Sanderstead.
My husband and I are four weeks into a residential purchase having been recommend to conveyancers by the estate agent to do our conveyancing in Sanderstead. We are not happy. Can you help me find new conveyancers?
A lawyer would have to be very bad to suggest diss instructing them. Has the loan offer been generated? If so you need to inform them of the new contact details and get the mortgage documents are re-issued. The solicitor ideally should be on the lenders panel to avoid escalating charges and frustration. That should be your starting point. Our search tool will assist you in finding a lender approved solicitor for your conveyancing in Sanderstead
I have just started marketing my garden apartment in Sanderstead. Conveyancing solicitors are to be appointed soon, however I have recently had a yearly maintenance charge invoice – what should I do?
The sensible thing to do is clear the maintenance contribution as you normally would as all ground rent and maintenance charges will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the proprietor of a basement flat in Sanderstead. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
Where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to make a decision on the sum to be paid.
An example of a Freehold Enfranchisement matter before the tribunal for a Sanderstead property is The Woodlands 95 Purley Park Road in April 2009. The Tribunals own valuation produced the figure of £37,912. This case related to 6 flats. The number of years remaining on the existing lease(s) was 78.32 years.
My nephew is just in the process of moving house, he had his mortgage in principle. When the seller agreed the offer on the house we called the building society to issue the formal offer. We were shocked to hear that mortgage lenders do not accept all solicitor, they must be on their panel, is this correct?
Banks ordinarily restrict either the type or the number of conveyancing solicitors on their panel. 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 lenders have no responsibility for the quality of advice provided by any Sanderstead lawyer 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.