Me and my fiance are purchasing a 2 bedroom flat in Lambeth with a mortgage. We would like to retain our Lambeth conveyancer, however the bank says he's not on their "panel". It seems we have little choice but to appoint one of the bank panel solicitors or keep our Lambeth solicitor and pay for one of their panel lawyers to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders 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 Lambeth conveyancing lawyer to apply to be on the conveyancing panel.
I have just over seventy years left on my lease and require a lease extension for my flat in Lambeth. Conveyancing solicitors on the Virgin panel can deal with such extensions correct?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 18/2/2025 the requirements read as follows :
I have justdiscovered that Arc property Solicitors have been shut down. They carried out my conveyancing in Lambeth for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The easiest way to see if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lambeth conveyancing specialists.
My husband and I are a fortnight into a residential purchase having been recommend to solicitors by the selling agent to do our conveyancing in Lambeth. I am am starting to be disappointed with the quality of service. Can you you assist me in finding new lawyers?
They would have to be really poor in order to consider replacing them. Has your mortgage been issued? In the event that it has you must advise them of the replacement conveyancer and have the loan are issued to the new lawyers. The solicitor ideally should be on the lenders panel to avoid added charges and complications. That should be your starting point. Our find a solicitor tool will assist you in finding a bank approved conveyancer for your conveyancing in Lambeth
My partner and I may need to sub-let our Lambeth 1st floor flat temporarily due to a career opportunity. We instructed a Lambeth conveyancing firm in 2003 but they have since shut and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your last Lambeth conveyancing lawyer is not around you can review your lease to check if it allows you to sublet the property. The rule is that if the lease is silent, subletting is allowed. There may be a precondition that you need to seek permission from your landlord or other appropriate person prior to subletting. This means you not allowed to sublet without prior consent. Such consent is not allowed to be unreasonably refused ore delayed. If the lease prohibits you from subletting the property you should ask your landlord if they are willing to waive this restriction.
Notwithstanding our best efforts, we have been unsuccessful in seeking a lease extension in Lambeth. Can this matter be resolved via the Leasehold Valuation Tribunal?
Absolutely. We are happy to put you in touch with a Lambeth conveyancing firm who can help.
An example of a Lease Extension case for a Lambeth premises 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 lease term was 56 years.
I need to find a bank panel solicitor in Lambeth. Can you assist?
It is not clear why you need a Lambeth panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Lambeth are on their panel . If you do find such a firm in Lambeth not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site