Are all Erith Conveyancing Quality Solicitors on the conveyancing panel?

Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.

Is there a list of panel solicitors in Erith on the Building Society Association’s Website?

No. There is no such directory service on the CML or Building Society Association websites. Very few lending institutions make their panel listings viewable online. If you are looking for a Erith on the please make the most of our facility.

Planning on purchasing a house in Erith. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Erith is on the conveyancing panel.

I require expedited conveyancing in Erith as I am under a deadline to exchange contracts in less than 2 weeks. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save fees and time?

If.Given you are are a mortgage free buyer you have the choice not to have searches conducted although no solicitor would advise that you don't. With lots of history conveyancing in Erith the following are examples of issues that can be revealed and therefore affect the marketability of the property: Enforcement Notices, Overdue Fees, Overdue Grants, Road Schemes,...

It has been three months since my purchase conveyancing in Erith took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Erith is the location of the property. What do you suggest?

Flying freeholds in Erith are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Erith you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Erith may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

I am hoping to put an offer on a small detached house that appears to tick a lot of boxes, at a reasonable price which is making it more attractive. I have just found out that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Erith. Conveyancing solicitors have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Erith ?

The majority of houses in Erith are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are purchasing in Erith in which case you should be shopping around for a Erith conveyancing solicitor and be sure that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’spermission to carry out alterations. You may also be required to pay a contribution towards the upkeep of the estate where the house is part of an estate. Your conveyancer should advise you fully on all the issues.

I bought a garden flat in Erith, conveyancing formalities finalised 3 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Erith with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 50

With 50 years unexpired we estimate the premium for your lease extension to range between £36,100 and £41,800 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.