I hired a local solicitor for my conveyancing in Lambeth yesterday. Upon checking the Ts and Cs it is apparent thatwe are responsible for fees even if the dealfalls through. Would I be best advised to appoint an on-line solicitor practice who offer no-sale-no-fee conveyancing in Lambeth?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will tend to be be more expensive to offset the conveyances that do not proceed. Do bear in mind that such offerings tend not to protect you from expenditure by way of example Lambeth conveyancing search fees.
I am about to complete on the purchase of a house in Lambeth but as a consequence of wreckage from some water damage at the property I have was able negotiate compensation from the seller of £2k in the form of a adjustment in the price. I had intended this to be dealt with as part of the conveyancing process yet Principality are not allowing this. Why were they approached?
Your lawyer that is on the Principality approved list is obliged to inform Principality of any changes to the purchase price. If you prohibit your lawyer to notify the reduction to Principality then they would have to discontinue acting for you. In addition, Principality and you would have to appoint a new lawyer for your conveyancing in Lambeth.
I have paid off my mortgage with Nationwide. I assume I don't need a Lambeth solicitor on the Nationwide panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
Planning on purchasing a flat in Lambeth. 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 Leeds Building Society 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 Lambeth lawyer is on the Leeds Building Society conveyancing panel.
At last I have had an offer on a maisonette in Lambeth accepted, the sellers do however have a tied purchase. The sellers have put an offer on on an apartment, however it’s not been accepted yet, and have viewings of other apartments booked. I have instructed a high street conveyancing solicitor in Lambeth. What should be my next step? When should I get the mortgage application with Yorkshire BS going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Lambeth conveyancing search fees, etc). The first course of action is to check that your property lawyer is on the Yorkshire BS approved list. As to the next stages this very much depends on the uniqueness of your transaction, attraction to the property and on the state of the market. During a hot market some purchasers will apply for a home loan with Yorkshire BS and arrange for the valuation and only if it comes back ok would they request their conveyancer to press on with the conveyancing in Lambeth.
Various web forums that I have come across warn that are a common reason for delay in Lambeth house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Lambeth.
I’m about to sell my 2 bed flat in Lambeth. Conveyancing lawyers have not yet been instructed, however I have just had a quarterly maintenance charge invoice – what should I do?
It best that you clear the invoice as you normally would because all ground rent and service charges will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I am the leaseholder of a ground-floor 1950’s flat in Lambeth. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount payable for a lease extension?
Most certainly. We are happy to put you in touch with a Lambeth conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Lambeth residence is Flats 12A & 19, Evelyn Mansions Carlisle Place in June 2009. The Tribunal held that the price to be paid for the new lease of Flat 12A is £168,824, For the other flat the price was set at £169,110 This case was in relation to 2 flats. The unexpired residue of the current lease was 56 years.
Our conveyancer in Lambeth is asking me for ID documents stating that this is part of his requirements as a solicitor on the lender Solicitor panel. Can you confirm whether this is the case?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not unique to conveyancing in Lambeth