What happens if my solicitor is suspended from the Nationwide Solicitor panel ahead of completing my conveyancing in East Ham?

The first thing to point out is that, this is very unlikely to happen. 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 at a cost.

We previously selected conveyancers based in East Ham on the Barclays solicitor approved list. They have just invoiced me an additional sum for dealing with the Barclays mortgage. Is this a supplemental conveyancing fee set by Barclays?

Provided it is contained in their Terms and Conditions or estimate then yes your solicitor may charge a fee for this. This charge is not dictated by Barclays but by your East Ham property lawyer. Some firms on the Barclays panel will levy ’dealing with mortgage’ fee and others do not.

It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my East Ham bank branch on a couple of occasions and was told it wasn't a problem and they will lend. My East Ham conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?

Your solicitor must follow the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the lender 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.

Intending to buy a flat in East Ham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the East Ham lawyer is on the Skipton conveyancing panel.

Over the last few months I have been searching for a leasehold apartment up to £245,000 and found one near me in East Ham I like with a park and station in the vicinity, however it only has 61 remaining years left on the lease. There is not much else in East Ham in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you need a home loan the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.

My husband and I are FTB’s - agreed a price, yet the selling agent told us that the vendor will only issue a contract if we use their chosen solicitors as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in East Ham

It is unlikely the sellers are behind this. If they require ‘a quick sale', turning down a serious purchaser is is going to put the whole deal at risk. Contact the sellers directly and make the point that (a)you are motivated buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)however you are going to use your own,trusted East Ham conveyancing solicitors - as opposed tothe ones that will give their negotiator at the agency a commission or meet his conveyancing figures set by corporate headquarters.

I need to find a bank panel solicitor in East Ham. Could you help me?

It is not clear why you need a East Ham panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the mortgage company to find out which solicitors in East Ham are on their panel . If you do find such a firm in East Ham not listed please direct them to our site to list. After all the cost is only one £1 a month