At long last a mortgage offer from HSBC for the remortgage of my 4 room flat is to be issued any day now. Are you able to propose a low cost conveyancing lawyer in Lambeth?
You are on the wrong site if you are seeking cut-price fees for conveyancing solicitors in Lambeth. We can offer you value for money conveyancing but we do not work with the cheapest lawyers. Do not be swayed by brokers teasing you with £100 conveyancing in Lambeth. Optimistically, in going for cheap conveyancing, you will receive what you pay for and at worst it will result in you invoiced for extras and still not get the service you were looking for.
It is a dozen years since I purchased my home in Lambeth. Conveyancing lawyers have recently been instructed on the sale but I can't track down my deeds. Will this jeopardise the sale?
Don’t worry too much. Firstly the deeds may be with the lender or they may stored with the conveyancers who handled your purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Most conveyancing in Lambeth relates to registered property but in the unlikely event that your property is unregistered it adds to the complexity but is not insurmountable.
The estate agent has sent us the confirmation of our purchase of a new build flat in Lambeth. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lambeth
-
Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
We're novice buyers - had an offer accepted, but the property agent advised that the seller will only issue a contract if we instruct their recommended conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street conveyancer used to conveyancing in Lambeth
We suspect that the seller is unaware of this demand. If they require ‘a quick sale', turning down a serious purchaser is counter productive. Speak to the vendors direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)however you are going to use your preferred Lambeth conveyancing lawyers - not the ones that will earn their estate agent a kickback or hit his conveyancing figures pre-set by HQ.
I work for a busy estate agency in Lambeth where we have experienced a few flat sales put at risk as a result of short leases. I have been given contradictory information from local Lambeth conveyancing firms. Please can you shed some light as to whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I have given up trying to purchase the freehold in Lambeth. Can the Leasehold Valuation Tribunal adjudicate on premiums?
Where there is a absentee freeholder or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to decide the amount due.
An example of a Lease Extension case 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 related to 2 flats. The number of years remaining on the existing lease(s) was 56 years.
I note that you have a post code search directory identifying law firms on the mortgage company conveyancing panel. Do Lambeth conveyancing companies pay you a referral fee if I appoint them for my own conveyancing?
We are a listing service only for law firms wishing to communicate if they are on the lender conveyancing panel or other lender panels. We do not charge referral fees to the any conveyancer that you subsequently appoint for your conveyancing in Lambeth.