The Banstead conveyancing firm handling our Banstead conveyancing has spotted an inconsistency between the surveyor’s assumptions in the home valuation report and what is revealed within the conveyancing documents. My solicitor informs me that he needs to check that the bank is happy with this discrepancy and is content to go ahead. Is my lawyer’s approach legitimate?

Your must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

What happens if my lawyer’s firm is expelled from the Solicitor panel ahead of completing my conveyancing in Banstead?

First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.

We previously chose conveyancers located in Banstead on the solicitor approved list. They have just invoiced me a supplemental amount for dealing with the mortgage. Is this an additional conveyancing fee specified by ?

Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your may levy a fee for this. This charge is not set by but by your Banstead . Plenty of firms on the panel will charge an ‘acting for lender’ fee and others do not.

I currently have a mortgage with for my property in Banstead. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform ?

Your original mortgage agreement with will provide that you need their approval in advance of renting your property as this is likely to be a breach of ’s mortgage conditions. It may be that will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact directly. You need not do this via a conveyancing panel firm.

After shopping around on the internet I have found a Banstead having checked that they are on the conveyancing panel. Does my lawyer arrange the survey of the property?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually 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. You may wish to consider appointing your own Banstead surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Banstead. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Banstead

There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

Is it best to use a Banstead conveyancing lawyer based in the area that I am hoping to buy? We have a good friend who can execute the legal work but his firm is located 400kilometers drive away.

The benefit of a high street Banstead conveyancing firm is that you can visit the firm to sign paperwork, deliver your ID and apply pressure on them if necessary. Having local Banstead know how is a bonus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and they were content that must outweigh using an unfamiliar Banstead conveyancing solicitor just because they are based in the area.