We are due to exchange buying a property in Vauxhall but as a result of wreckage from the recent storms I have was able negotiate compensation from the current proprietors in the sum of £3k in the form of a reduction in the price. I had intended this to be addressed as part of the conveyancing process yet Nationwide will not permit this. Should they have been notified?
The conveyancing practitioner that is on a Nationwide approved list is required to disclose to Nationwide of any changes to the purchase price. If you prohibit your solicitor to report the price change to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new solicitor for your conveyancing in Vauxhall.
Can you clarify what the consequences are if my lawyer’s firm is removed from the HSBC Solicitor panel ahead of completing my conveyancing in Vauxhall?
First, this is very unlikely to happen. 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.
My partner and I have arranged the release of further monies on our home loan from UBS as we intend to conduct alterations to our house in Vauxhall. Do we need to appoint a nearby Vauxhall solicitor on the UBS conveyancing panel to handle the paperwork?
UBS would not normally appoint a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS panel.
I have paid off my mortgage with Nationwide. I assume I don't need a Vauxhall property lawyer on the Nationwide panel to discharge 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
I had an offer accepted on an apartment in Vauxhall on 7/1/2026, valuation was booked 4 days after, received a clean bill of health. Solicitor instructed, so all that was missing was my mortgage offer. Having made daily calls to Co-operative and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Co-operative conveyancing panel. Are Co-operative entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Co-operative to deal with your lawyer's application to be on the Co-operative conveyancing panel. There's no guarantee that your solicitor will be accepted.
What does a local search inform me regarding the property my wife and I buying in Vauxhall?
Vauxhall conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search is essential in every Vauxhall conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
I am buying a new build house in Vauxhall with the aid of help to buy. The developers would not move on the amount so I negotiated £7000 of additionals instead. The sale representative advised me not to tell my conveyancer about this extras as it may impact my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Estate agents have just been given the go-ahead to market my basement flat in Vauxhall. Conveyancing has not commenced, however I have recently received a yearly maintenance charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is pay the invoice as normal because all rents and maintenance payments will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until 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. This will smooth the conveyancing process.
Notwithstanding our best endeavours, we have been unsuccessful in trying to purchase the freehold in Vauxhall. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We are happy to put you in touch with a Vauxhall conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Vauxhall 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 related to 2 flats. The remaining number of years on the lease was 56 years.