Find a Bexleyheath Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Bexleyheath? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Bexleyheath home move at risk of delay or failure.

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Recently asked questions about conveyancing in Bexleyheath

The owners have very pushy sellers who has insisted on a preliminary contract with a payment two thousand pounds. Are such arrangements recommended for Bexleyheath conveyancing transactions?

This form of arrangement is unusual in Bexleyheath, conveyancers are often found to veer clients away from them as they divert attention from the main conveyancing focus and if you end up losing your deposit then the solicitor at best left with an upset client and at worst a litigious one. Furthermore, there is no certainty that just because the vendor has entered into an exclusivity agreement they will sell to you. They may breach the contract if they are offered a large enough incentive to do so because an aggrieved buyer with the benefit of a exclusivitycontract will still be legally obliged to show losses as a consequence of the breach and this may not equate the extra amount that your vendor may obtain by breaching the agreement, however morally shameful it undoubtedly is.

Completed the sale of my flat in Bexleyheath last September yet the purchaser is SMS messaging daily complaining that his lawyer needs to hear from mine. What should my lawyer have done following completion?

Following your sale your lawyer should send the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. If applicable, your solicitor should also send confirmation that the legal charge in favour of the lender has been redeemed to the purchasers solicitors. There are no post completion tasks just for conveyancing in Bexleyheath.

My fiance and I are purchasing a 1 bedroom apartment in Bexleyheath with a loan from Alliance & Leicester .We would like to retain our Bexleyheath conveyancing lawyer but Alliance & Leicester informed us she’s not on their "panel". It seems we have little choice but to instruct a Alliance & Leicester panel lawyer or keep our local solicitor and fork out for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Alliance & Leicester use our lawyer?

No, not really. The mortgage issued to you contains various provisions, one of which will be that solicitors must be on the Alliance & Leicester approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Alliance & Leicester

Should our solicitor be making enquiries about flooding as part of the conveyancing in Bexleyheath.

Flooding is a growing risk for lawyers dealing with homes in Bexleyheath. Plenty of people will purchase a house in Bexleyheath, fully expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, however there are a various searches that may be carried out by the buyer or on a buyer’s behalf which can give them a better appreciation of the risks in Bexleyheath. The standard property information forms supplied to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to determine whether the property has historically flooded. If the property has been flooded in past and is not disclosed by the seller, then a purchaser could issue a compensation claim as a result of such an misleading response. The purchaser’s conveyancers may also conduct an enviro search. This will disclose whether there is any known flood risk. If so, more detailed inquiries should be made.

I have been on the look out for a leasehold apartment up to £305k and identified one close by in Bexleyheath I like with open areas and railway links in the vicinity, however it's only got 51 years on the lease. There is not much else in Bexleyheath for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you need a mortgage that many years may be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing solicitor concerning this matter.

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