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Find a Swanscombe Conveyancing Solictior on Your Lender’s Panel

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

Only LenderPanel.com provides a subset of authorised Swanscombe conveyancers for over 130 lenders.


Recently asked questions about conveyancing in Swanscombe

I am the registered owner of a freehold property in Swanscombe but nevertheless pay rent, why is this and what is this?

It is rare for properties in Swanscombe and has limited impact for conveyancing in Swanscombe but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be dispensed with completely.

Are all Swanscombe Conveyancing Quality Solicitors on the HSBC conveyancing panel?

It is true that some lenders now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

Two weeks ago we had a mortgage agreed in principle with Skipton. Swanscombe conveyancing solicitors are instructed. What is the average time that one could expect to receive a mortgage offer from Skipton?

There is no definitive answer here. Have Skipton done the survey? Have you informed Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I was told three weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Swanscombe is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.

What can a local search reveal concerning the house my wife and I purchasing in Swanscombe?

Swanscombe conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations such as PSG The local search plays a central part in many a Swanscombe conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search will reveal information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.

I am buying my first flat in Swanscombe with a loan from Lloyds TSB Bank. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The property agent told me not reveal to my solicitor about this side-deal as it will impact my loan with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Given that I will soon spend over three hundred thousand on a terraced house in Swanscombe I would like to have a conversation with the solicitor concerning thetransaction before giving the go ahead to the firm. Is this something that you can arrange?

Absolutely - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer who will be doing your property ownership legalities in Swanscombe.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The practices that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Swanscombe should be the figure that you are charged.

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