I am expecting a offer of a home loan from Santander. I intend to use a Licensed Conveyancer in New Cross. Does the Santander Solicitor panel allow for conveyancers regulated by the CLC?

The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Please help. My New Cross solicitor is advising me that he is legally obliged toapply for New Cross conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneysolicitor panel. Do I not have any options here?

You have limited options available to you. Given that you are taking out a loan with a bank your solicitor has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out New Cross conveyancing searches.

My Solicitor in New Cross has never been on on the Coventry Building Society Approved Panel. Can I still use my prefered solicitor even though they are not on the Coventry Building Society approved list?

Your options are as follows:

1. Carry on with your existing New Cross solicitors but Coventry Building Society will need to use a lawyer on their panel. This will inevitably rack up the overall legal charges as well as cause frustration.
2. Choose a new lawyer to to deal with the purchase, obviously checking they are Coventry Building Society approved.
3. Persuade your Coventry Building Society solicitor to attempt to join the Coventry Building Society panel

I have been on the look out for a leasehold apartment up to £235,500 and found one close by in New Cross I like with open areas and transport links in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in New Cross suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

Should you need a home loan the shortness of the lease will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.

I was recommended by three or four local selling agents in New Cross to choose a solicitor using your seach tool. What’s the financial incentive for Estate Agents to market your site over and above alternative conveyancing organisations?

We refuse to make any referral fee for pointing buyers and sellers our way. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.