Am I correct in assuming that the fact that my conveyancer in Sanderstead is not listed on my lender's solicitor panel that there is a problem with the standard of his conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Sanderstead conveyancing firm and ask them why they are no longer on the approved list for your lender.
Why is leasehold purchase conveyancing in Sanderstead costs more?
Sanderstead leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
I am considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Sanderstead with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
Are there restrictive covenants that are commonly picked up during conveyancing in Sanderstead?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Sanderstead. 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…’
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Sanderstead is where the house is located. Can you offer any guidance?
Flying freeholds in Sanderstead are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sanderstead you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sanderstead may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Is it possible to swap firm as I need to appoint a firm on the Bank of Ireland conveyancing list. I had appointed a high street conveyancing solicitor in Sanderstead round the corner but the firm is not approved by Bank of Ireland
We will our best to assist in finding you a conveyancing solicitor in Sanderstead on the Bank of Ireland panel. Please note that the conveyancers that we work with do not pay us commission if you instruct them and are fully regulated by the SRA who oversee all conveyancing solicitors in Sanderstead. In utilising search facility on this page, you can compare charges for conveyancing solicitors in Sanderstead and beyond.