My fiance and I are planning to buy a house in Streatham Vale and have instructed a Streatham Vale conveyancing practice. Within the past 48 hours our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. Leeds Building Society have this evening contacted us to inform me that there is now an issue as our Streatham Vale lawyer is not on their approved list of lawyers. Please explain?

Where you are buying a property with the assistance of a mortgage it is usual for the purchasers' lawyers 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 solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel as you are at liberty to use your preferred Streatham Vale lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.

Can the conveyancing lawyers identified via your search tool execute attended exchange conveyancing in Streatham Vale?

There are a few conveyancing experts carrying out one day exchanges. Do call us to get a fee calculation and details as to dates.

Will commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Streatham Vale?

Its becoming the norm that commercial conveyancing solicitors in Streatham Vale will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Streatham Vale. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Streatham Vale.

For each commercial conveyancing transaction in Streatham Vale it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Streatham Vale commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Streatham Vale.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Streatham Vale?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Streatham Vale. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

My husband and I plan to buy our 1st property in Streatham Vale. Conveyancing practitioner already instructed. The financial consultant suggested that a survey is not appropriate as the house is only fifteen years old.

At the very least you should order a Home Buyer's Report. As the residence is more than 10 years old the property will not come with a warranty, so you would be well advised not to take a risk. For a property that age with no signs of problems a Home Buyer's report may suffice. They will highlight any apparent issues and suggest additional investigation where relevant. If there are any signs of problems seek a comprehensive Building Survey from the beginning.