We are intending to buy a 1 bedroom flat in North East London with a mortgage. We have a North East London solicitor, but the lender says she’s not on their "panel". It seems we have no option but to select one of the lender panel conveyancing practices or keep our North East London conveyancer as well as pay for one of their panel firms to act for them. This feels very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your North East London conveyancing lawyer to apply to be on the conveyancing panel.
My wife and I have recently bought a property in North East London. We have noticed several problems with the house which we suspect were overlooked in the conveyancing searches. Do we have any recourse? What searches should? have been carried out for conveyancing in North East London?
It is not clear from the question as to the nature of the problems and if they are specific to conveyancing in North East London. Conveyancing searches and due diligence undertaken as part of the buying process are designed to help avoid problems. As part of the process, a property owner completes a questionnaire referred to as a Seller’s Property Information Form. answers ends up being misleading, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in North East London.
Forgive me if this question is silly but I am unexperienced as FTB of a two bedroom flat in North East London. Do I collect the keys to the premises on completion from my lawyer? If so, I will use a local conveyancing solicitor in North East London?
On the day of completion you do not need to go to the conveyancers office in North East London. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s lawyers, and once they have received this, you will be called to collect the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
I am planning to move home in March. Will my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you put forward a removal company in North East London. Conveyancing firm was organised before I stumbled across your site.
On the day of completion you can collect the keys from the property agent however this should only happen after the vendors conveyancers advise the agent that they have the completion monies and the keys can be collected. After that you will need to inform the removal company that you are ready to move in. We do not recommend a particular removal organisation but can help you locate a conveyancing in North East London or a firm with expertise in conveyancing in North East London.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local North East London solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your North East London postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in North East London.
I am close to exchanging contracts on the sale of our house in North East London and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street North East London conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a nationwide conveyancing firm rather than a conveyancing solicitor in North East London. Having lived in North East London for six years we know of no issue. Do we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You need to 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 illness)
I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in North East London I like with amenity areas and transport links in the vicinity, however it only has 61 years on the lease. I can't really find anything else in North East London for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you need a home loan that many years will likely be a potential deal breaker. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.