Can you clarify what the consequences are if my solicitor is removed from the Principality Solicitor panel ahead of completing my conveyancing in Lambeth?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
This question may be naive but I am unseasoned as a first time buyer of a two bedroom flat in Lambeth. Do I receive the keys to the premises on completion from my solicitor? If so, I will instruct a local conveyancing solicitor in Lambeth?
On the day of completion you will not be required to attend the conveyancers office in Lambeth. Your solicitors will electronically transfer the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you should be able to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Lambeth conveyancing practitioner on the Leeds Building Society panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
Our offer on a semi in Lambeth has been agreed to, but there is a chain. The sellers have placed an offer on on an apartment, however it’s not yet tied up, and are looking at other flats booked. I have instructed a local conveyancing solicitor in Lambeth. What do I do now? When do I get the mortgage application with Coventry BS going?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx one thousand pounds, then survey, Lambeth conveyancing search costs, etc). First, you should ensure that your solicitor is on the Coventry BS approved list. Concerning the subsequent phase this very much depends on the specifics of your transaction, desire for this property and on the state of the market. During a rising market many purchasers would apply for the mortgage with Coventry BS and arrange for the valuation and only if it comes back ok would they ask their conveyancer to proceed with searches.
Have completed on a a detached house in Lambeth , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My Lambeth conveyancing solicitor has been painfully slow, so I want to be sure the registration formalities are concluded.
There is nothing unique about conveyancing in Lambeth registration formalities. Rather than based on location, timeframes can adjust subject to who lodges the application, whether it is in order and whether the Land registry communicate with any other parties. As of today in the region of three quarters of such applications are completed in less than three weeks but some can be subject to extensive hold-ups. Registration occurs after the new owner has moved in to the premises thus an expedited registration is not usually primary concern yet where there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for an expedited registration.
I am buying a new build apartment in Lambeth. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Lambeth
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Please confirm the Lease plans are architect prepared. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Lambeth is where the house is located. Is there any guidance you can impart?
Flying freeholds in Lambeth are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lambeth you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lambeth may ascertain 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 property.
I am on look out for some leasehold conveyancing in Lambeth. Before I get started I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and most are in Lambeth - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can I make an application to the Leasehold Valuation Tribunal? Can you recommend a Lambeth conveyancing firm to assist?
Absolutely. 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 property 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 term was 56 years.