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Find a Upminster Conveyancing Solictior on Your Lender’s Panel

Ready to buy a new home in Upminster? Failing to check that a lawyer is on your lender’s list of approved solicitors can put your Upminster conveyancing at risk of delay or failure.

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Recently asked questions about conveyancing in Upminster

My husband and I intend to purchase a purpose built apartment in Upminster with a residential mortgage from Norwich and Peterborough Building Society.We like our Upminster conveyancing practitioner but Norwich and Peterborough Building Society informed us her practice is not listed on their "panel". It seems we are left with little choice but to instruct a Norwich and Peterborough Building Society panel firm or retain our preferred solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; Can we not simply insist that Norwich and Peterborough Building Society use our lawyer?

No, not really. The home loan offered to you is subject to its various provisions, one of which will be that lawyers will be on the Norwich and Peterborough Building Society solicitor panel. Until recently, most mortgage companies 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Norwich and Peterborough Building Society

I used Stirling Law several years past for my conveyancing in Upminster. I now require my file however cannot find the solicitor. What do I do?

Do call the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Upminster of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I am buying a new build flat in Upminster. Conveyancing is a frightening process 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 conveyancing.

Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Upminster

    Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

I have been on the look out for a ground for flat up to £305k and found one round the corner in Upminster I like with a park and railway links nearby, the downside is that it's only got 51 years unexpired on the lease. There is not much else in Upminster suitable, so just wondered if I would be making a mistake acquiring a short lease?

Should you require a mortgage the remaining unexpired lease term will be problematic. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.

Due to exchange soon on a studio apartment in Upminster. Conveyancing lawyers assured me that they are sending me a report on Monday. What should I be looking out for?

The report on title for your leasehold conveyancing in Upminster should include some of the following:

    You must be told what is to be regarded as a Nuisance as far as the lease is concerned if lease caters for for a reserve fund? You should have a good understanding of the insurance provisions Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice?
For details of the information to be included in your report on your leasehold property in Upminster please ask your conveyancer in advance of your conveyancing in Upminster.

I am the leaseholder of a second floor flat in Upminster. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for a lease extension?

if there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.

An example of a Lease Extension matter before the tribunal for a Upminster residence is 37 Lodge Court High Street in November 2013. the decision of the LVT was that the premium to be paid for the new lease was £25,559 This case was in relation to 1 flat. The unexpired lease term was 57.5 years.

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