My husband and I are planning to purchase a property in London and are in fact using a London conveyancing practice. Within the past 48 hours our conveyancer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Yorkshire Building Society have this evening contacted us to inform me that they have now hit a problem as our London conveyancer is not on their conveyancing panel. Please explain?
If you are buying a property with the assistance of a mortgage it is usual for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel and you may continue to use your own London solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
Can your site be used to find a Conveyancing solicitor in London even if I’m not purchasing or disposing of a house, for example if I want to acquire a shop in London with a mortgage from The Mortgage Works?
Our search tool is mainly there to get a quote from residential conveyancing solicitors in London but we have recorded at the bottom of this page some London commercial conveyancing firms. You will need to enquire with the company directly to check if they can also act for The Mortgage Works
We are selling our house in London and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the buyers used an internet conveyancing firm as opposed to a conveyancing solicitor in London. Having lived in London for three years we know of no issue. Do we contact our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I have been on the look out for a leasehold apartment up to £195,000 and identified one round the corner in London I like with open areas and station in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in London for this price, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage the shortness of the lease will likely be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
My step-mother purchased her house in London in 2007. She has got married, widowed and in recent months got married again. She wishes to sell the property next moths. I think she will just be need to supply copies of the marriage certificates to the solicitor but she is worried it will hold up the conveyancing. Is it worth updating the land title documents for the property?
You are not required to bring up to date the register on the basis that you have the evidence required to show how the change of name occurred.
Any purchaser’s lawyer will examine the registered entries and require evidence by way of proof of the change of name for instance marriage certificates.