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Find a Clapham and Salph End Conveyancing Solictior on Your Lender’s Panel

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

Only LenderPanel.com provides a subset of authorised Clapham and Salph End conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Clapham and Salph End

Am I correct in assuming that the fact that my conveyancer in Clapham and Salph End is not listed on my lender's conveyancing panel that there is a problem with the standard of his work?

It would not be wise to jump to that conclusion. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (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 Clapham and Salph End conveyancing practice and ask them why they are no longer on the approved list for your bank.

We're in Clapham and Salph End, FTBs purchasing with a mortgage (lender is Yorkshire BS , and our solicitor is on the Yorkshire BS conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Yorkshire BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

We are due to move house in April. Should my conveyancing solicitor update the removal company on the day of completion. As an aside, can you recommend a removal company in Clapham and Salph End. Conveyancing lawyer was chosen prior to coming across this website.

On the day of completion you can pick up the keys from your property agent but this should only take place once the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. You should advise the removal men that you are ready to move in. As a matter of policy we do not recommend a specific removal company but can assist you in finding a conveyancing in Clapham and Salph End or a legal practice with expertise in conveyancing in Clapham and Salph End.

I have paid off my mortgage with HSBC. I assume I don't need a Clapham and Salph End lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

  1. but are not moving to another property
  2. where HSBC has sent the Land Registry the discharge electronically, and
  3. HSBC has instructed the Land Registry to do so
The Land Registry will send you a letter confirming that your HSBC mortgage has been paid off.

I can not work out if my lender requires a lease extension. I have telephoned my Clapham and Salph End bank branch on a couple of occasions and was advised it wasn't an issue and they will lend. My Clapham and Salph End conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.

As long as the solicitor is on the lender approved list, they must adhere to the Council of Mortgage Lenders’ Handbook requirements for the 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.

How does conveyancing in Clapham and Salph End differ for newly converted properties?

Most buyers of new build premises in Clapham and Salph End approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Clapham and Salph End usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Clapham and Salph End or who has acted in the same development.

Is it best to appoint a Clapham and Salph End conveyancing solicitor based in the area that I am purchasing? We have a good friend who can carry out the legal formalities but her office is 400kilometers away.

The benefit of a local Clapham and Salph End conveyancing practice is that you can visit the firm to sign documents, hand in your ID and pester them where appropriate. Having local Clapham and Salph End know how is a plus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and they were content that must trump using an unknown Clapham and Salph End conveyancing solicitor solely due to them being local.

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