It has come to my attention via my broker that my Thamesmead property lawyer is not on the bank Conveyancing panel. How can I be certain whether this is indeed the case?

The first thing you need to do is to contact your Thamesmead lawyer directly. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may be able to suggest a Thamesmead conveyancing firm that is on the conveyancing panel for your lender.

I am looking to buy a property and need a conveyancing solicitor in Thamesmead who is on the conveyancing. Can you recommend a local conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for in certain locations such as Thamesmead. We dont recommend any particular firm.

It is not clear whether my lender requires a lease extension. I have telephoned my Thamesmead building society branch on various occasions and was informed it wasn't an issue and they will lend. My Thamesmead conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. I have no idea who is right.

As long as the is on the lender panel, they must adhere to the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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.

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

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

I have finally had an offer on a maisonette in Thamesmead accepted, the vendors do nevertheless have a dependent purchase. The owners have offered on a flat, however it’s not been accepted yet, and are looking at other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Thamesmead. What should be my next step? At what point do I apply for the mortgage with ?

It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then survey, Thamesmead conveyancing search costs, etc). First, you should ensure that your is on the approved list. As to the next stages this very much dictated by the circumstances of your transaction, desire for this property and on the state of the market. In a rising market some purchasers would apply for a home loan with and pay for the valuation and only if it comes back ok would they request their to press on with searches.

My cousin has suggested that I appoint his lawyers for conveyancing in Thamesmead. Should I choose my own conveyancer?

Much as we are happy to recommend a Thamesmead conveyancing lawyer it’s preferable to select a conveyancing practitioner is to seek recommendations from friends or family who have actually used the firm you're are thinking of instructing.

I own a leasehold flat in Thamesmead. Conveyancing and mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Thamesmead who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of HMLR to make sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to instruct a Thamesmead conveyancing solicitor to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Thamesmead Leasehold Conveyancing - Sample of Queries Prior to buying

How many of the leaseholders are in arrears for their maintenance charge payments? Where a Thamesmead lease has no more than eighty years it will have adverse implications on the value of the property. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will probably have to extend the lease at some point and you need to have some idea of what this would cost. For most Thamesmeadlease extensions you would need to own the premises for two years in order to be legally able to exercise a lease extension. Many Thamesmead leasehold properties will be liable to pay a service charge for the upkeep of the block set on behalf of the freeholder. Should you buy the apartment you will have to pay this amount, usually periodically throughout the year. This could differ from several hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a ground rent to be met yearly, normally this is not a exorbitant figure, say about £25-£75 but you need to check as occasionally it can be surprisingly expensive.