I am selling my flat in Lambeth and the estate agent has just called to say that the purchasers are switching solicitor. The reason given is that the mortgage company will only deal with property lawyers on their approved list. Why would a major mortgage company only deal with specific law firms rather the firm that they want to appoint to handle their conveyancing in Lambeth ?
UK lenders have always had an approved set of law firms they are content to work with, but in recent years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.
Mortgage companies point to the increase in fraud by way of justification for the cull – criteria have been narrowed as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
Would the conveyancing lawyers listed on your site handle auction conveyancing in Lambeth?
We know of a number of auction practitioners we can put you in touch with those specialising in auction conveyancing. Lambeth is just one of hundreds of areas of in which our lawyers cover.
We were going to get a AIP from Yorkshire BS this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Yorkshire BS recommend any Lambeth solicitors on the Yorkshire BS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Lambeth solicitors independently although you'll need to choose one on the Yorkshire BS conveyancing panel. The solicitor represents both you and Yorkshire BS through the process.
I have paid off my mortgage with Coventry BS. I assume I don't need a Lambeth property lawyer on the Coventry BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being difficult. The Lambeth solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
A friend recommended that where I am purchasing in Lambeth I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Lambeth conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Lambeth around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information regarding Lambeth.
I am looking into buying my first house which is in Lambeth and I am already nervous. I couldn't find anything specific about Lambeth. Conveyancing will be needed in due course but do you know about the Lambeth area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Lambeth. In the meantime here are some basic statistics that we found
As co-executor for the estate of my aunt I am selling a residence in Monmouth but I am based in Lambeth. My lawyer (based 300 kilometers from merequires that I sign a statutory declaration ahead of completion. Can you recommend a conveyancing practitioner in Lambeth who can attest this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are located in Lambeth