Can you vouch for a National Westminster Bank sanctioned Lambeth conveyancing firm that can complete within a short deadline? Am I best advised to choose a local Lambeth solicitor or an online conveyancer?
We can recommend some very good Lambeth conveyancing firms. Another option is to visit the main road in Lambeth. Go in to a couple of law practices and request to see a conveyancing solicitor for a fee estimate. Discuss your requirements together with your reasons and ask for a commitment on your deadline. Select the one that appears most efficient.
We're in Lambeth, First timers purchasing with a mortgage (lender is Kent Reliance , and our lawyer is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
We previously selected solicitors based in Lambeth on the RBS solicitor approved list. They are now charging me a separate sum for dealing with the RBS mortgage. Is this an additional conveyancing fee set by RBS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or Quote then yes your lawyer is entitled to levy a fee for this. The charge is not dictated by RBS but by your Lambeth property lawyer. Plenty of firms on the RBS panel will levy an ‘acting for lender’ fee but plenty of firms incorporate it on their overall fee.
Last month we had a mortgage agreed in principle with RBS. Lambeth conveyancing practitioners are instructed. How long does it take for RBS to issue the offer to the solicitor?
There is no definitive answer here. Have RBS completed the valuation? Have you advised RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with TSB. I assume I don't need a Lambeth property lawyer on the TSB panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your TSB 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 TSB mortgage from the register. TSB, 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 TSB has sent the Land Registry the discharge electronically, and
- TSB has instructed the Land Registry to do so
In my capacity as executor for the will of my uncle I am disposing of a residence in Swansea but I am based in Lambeth. My solicitor (who is 300 kilometers from merequires that I execute a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing solicitor in Lambeth to witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are located in Lambeth
I own a leasehold flat in Lambeth. Conveyancing and Barclays Direct mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Lambeth who previously acted has now retired. Any advice?
The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Lambeth conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Having spent years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Lambeth. Can we issue an application to the Residential Property Tribunal Service?
Where there is a missing landlord or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to decide the price.
An example of a Lease Extension decision for a Lambeth flat 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 number of years remaining on the existing lease(s) was 56 years.
My sealed bid on detached house in Lambeth has been agreed to, but there is a chain. The current proprietors have offered on somewhere, although it’s not yet tied up, and are looking at other apartments booked. I have chosen a local conveyancing lawyer in Lambeth. What should be my next step? When should I get the mortgage application with Coventry BS going with Coventry BS?
It is understandable to have concerns where there is a chain given your reluctance to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Lambeth conveyancing search costs, etc). The first thing to do is check that your lawyer is on the Coventry BS conveyancing panel. Concerning the next phase this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. During a hot market many purchasers will apply for a home loan with Coventry BS and pay for the survey and only if it comes back ok would they pay their solicitor to proceed with the conveyancing in Lambeth.