Am I correct in assuming that the fact that my solicitor in Lambeth is not on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
That would more than likely be a wrong assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Lambeth conveyancing practice and enquire why they are no longer on the approved list for your bank.
The deeds to our house can not be found. The conveyancers who conducted the conveyancing in Lambeth 5 years ago are no longer around. Will I be able to sell the house?
In today’s world there are duplicates made of almost everything, and your conveyancer should know exactly where to look for all the appropriate documentation so you may buy or dispose of your house without any difficulty. Where duplicates are not available, your conveyancer may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on the property.
How does conveyancing in Lambeth differ for new build properties?
Most buyers of new build residence in Lambeth come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because builders in Lambeth typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lambeth or who has acted in the same development.
I'm converting the mortgage on my primary home to a buy to let loan with National Westminster Bank and intend to use the remaining equity towards further house. The area we are talking about is Lambeth. Will your conveyancers be able to act for both sets of lenders and tie in the transactions?
Make use of our search tool on this site to ensure that the solicitors are approved by both lenders. On the basis that they are the conveyancer will be able to tie up the two conveyancing matters but you should have a chat with you lawyer and specify your desired outcome and needs.
We're novice buyers - had an offer accepted, yet the estate agent informed us that the vendor will only issue a contract if we appoint their chosen solicitors as they are insisting on a ‘quick sale’. We would rather use a family solicitor who is familiar with conveyancing in Lambeth
It is improbable the owners are behind this. Should the vendor want ‘a quick sale', turning down a genuine buyer is counter productive. Speak to the owners direct and make the point that (a)you are motivated purchasers (b)you are ready to progress, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Lambeth conveyancing firm - not the ones that will give their negotiator at the agency a introducer fee or achieve conveyancing figures set by HQ.
My wife and I recently become aware that one of the partners of the law firm undertaking the purchase conveyancing in Lambeth is is the sister of the seller. Is this acceptable?
Provided no conflict arises this is permitted. Where you are obtaining mortgage finance then the bank may have a say as many mortgage companies have specific requirements on this. For example for RBS (One Account) as of 6/9/2024, the requirements read as follows :