I have just been advised by my financial adviser that my Lambeth property lawyer is not on the bank Solicitor panel. What can I do to be certain whether this is indeed the case?
You need to call your Lambeth lawyer directly. You lawyer should advise you what has happened. Where they are not on the panel they may recommend you to a Lambeth conveyancing firm that is on the conveyancing panel for your bank.
We are purchasing our first house. The lawyer has contact usto ask if we would like to order additional conveyancing searches. We are really unsure what's necessary for conveyancing in Lambeth
The range of Lambeth conveyancing searches depends primarily on the property, the location, the probability of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What is important is that you adequately appreciate what information the searches could supply. Then you can decide if you personally think you need that search. If unsure, ask the property lawyer to recommend.
I am refinancing my home in Lambeth, does my lawyer need to be on the Nationwide Conveyancing panel?
In theory, you could use a solicitor that is not on the Nationwide conveyancing panel, but Nationwide would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
2 months have elapsed following my purchase conveyancing in Lambeth completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the encouragement of my in-laws I had a survey completed on a property in Lambeth prior to appointing lawyers. I have been informed that there is a flying freehold element to the property. Our surveyor advised that some lenders may refuse to issue a mortgage on such a home.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to call us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Lambeth. Conveyancing may be slightly more expensive based on your lender's requirements.
I am on look out for some leasehold conveyancing in Lambeth. Before I get started I require certainty as to the number of years remaining on the lease.
If the lease is recorded at the land registry - and 99.9% are in Lambeth - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a two-bedroom flat in Lambeth. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the sum payable for the purchase of the freehold?
Most definitely. We can 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 residue of the current lease was 56 years.