Can you clarify what the consequences are if my lawyer’s firm is suspended from the Nationwide Conveyancing panel ahead of completing my conveyancing in Eltham?

First, this is a very rare occurrence. 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 for a fee.

Will my conveyancer be raising questions concerning flooding as part of the conveyancing in Eltham.

Flooding is a growing risk for conveyancers dealing with homes in Eltham. There are those who buy a property in Eltham, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.

Solicitors are not best placed to impart advice on flood risk, however there are a numerous checks that can be initiated by the purchaser or by their solicitors which can figure out the risks in Eltham. The conventional set of property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the vendor to find out whether the premises has historically flooded. In the event that the premises has been flooded in past which is not notified by the owner, then a buyer may commence a compensation claim stemming from an inaccurate answer. The buyer’s solicitors may also order an environmental report. This should indicate if there is any known flood risk. If so, further inquiries will need to be initiated.

I'm purchasing a new build house in Eltham with a mortgage from Santander. The sellers would not budge the price so I negotiated five thousand pounds worth of fixtures and fittings instead. The house builders rep suggested that I not to tell my lawyer about this extras as it may impact my mortgage with Santander. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I decided to have a survey done on a property in Eltham in advance of retaining conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some lenders may not give a mortgage on such a property.

It varies from the lender to lender. Santander has different requirements from Nationwide. If you call us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Eltham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Eltham to see if the conveyancing costs will increase in light of this.

We are 3 weeks into a residential purchase having been referred to a firm by the estate agent to perform conveyancing in Eltham. We are not happy. Can you help me find new solicitors?

A lawyer would have to be very bad in order to consider diss instructing them. Has your loan offer been sent? If so you need to inform them of the new conveyancer and have the loan are issued to the new lawyers. Your new conveyancer needs to be on the mortgage company panel to avoid added costs and frustration. That should be your starting point. Our search tool should assist you in finding a bank approved solicitor for your home move in Eltham