I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Putney Heath. My lender is Nationwide Building Society

Nationwide Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 16/4/2024, the requirements read as follows :

Forgive me if this question is silly but I am unseasoned as FTB of a garden flat in Putney Heath. Do I pick up the keys to the house on the completion date from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Putney Heath?

There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's lawyers, and once they have received this, you should be invited to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.

I am expecting a OIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Putney Heath solicitors on the Virgin Money conveyancing panel, or is it better to go independently?

You will need to appoint Putney Heath solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.

I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Putney Heath building society branch on numerous occasions and was told it wasn't an issue and they will lend. My Putney Heath conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend in accordance with their published requirements. I simply don't know who is right.

Provided that the lawyer is on the mortgage company approved list, they must follow the CML Handbook conditions for the 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 left on the lease.

I have been told that property searches are the primary cause of hinderance in Putney Heath house deals. Is that correct?

The Council of Property Search Organisations (CoPSO) has noted the determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of holding up conveyancing in Putney Heath.

I have recentlyfound out that Action Conveyancing have been shut down. They carried out my conveyancing in Putney Heath for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The easiest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Putney Heath conveyancing specialists.

My lawyers in Putney Heath have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the mortgage company. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.