Recently been in touch with my conveyancing solicitor in Lambeth who completed the legal work two years ago and wanted a conveyancing quote based on an identical type of home move (a leasehold premises and a freehold property) of similar values with a mortgage from Virgin Money. It looks as though am now being charged double. Am I right to be tempted to shop around for a cheaper online property lawyer?
The estimate does seem a tad steep. Where you are content to invest time comparing prices you may be able to reduce the fees slightly by as much as a hundred pounds. On the other hand, if you were happy with the conveyancing the firm gave you maycome to regret opting for an an unknown conveyancer. Remember to check that the conveyancer can represent Virgin Money. Do utilise our search tool to locate a Lambeth conveyancing firm on the Virgin Money approved list of lawyers, which can often include conveyancing solicitors in Lambeth.
We are about to exchange on the purchase of a house in Lambeth but as a result of damage from some water damage at the property I have was able negotiate compensation from the owner of £2k taking the form of a adjustment in the price. I had intended this to be dealt with as part of a side agreement but Nottingham will not permit this. Should they have been notified?
Your solicitor that is on a Nottingham conveyancing panel is obliged to disclose to Nottingham of any amendments to the sale price. If you were to refuse your lawyer to disclose the price change to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new property lawyer for your conveyancing in Lambeth.
Do banks and building societies provide you with an approved list of Lambeth conveyancing solicitors? How do you know who is on the HSBC conveyancing panel?
Lambeth conveyancing firms themselves provide us confirmation that they are on the HSBC conveyancing panel as opposed to being supplied with a list from HSBC directly.
We are expecting a mortgage offer soon. The bank mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather appoint a Lambeth based conveyancing firm?
You should check but the the probability is that give you one of their panel lawyers where you take up the "fee-free" offer. Speak to the mortgage company and determine if they offer you a monetary alternative. In the past a few mortgage companies offered a £250 cashback as a further option in which case you could put that amount towards your preferred conveyancing solicitor in Lambeth.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a quick, chain free conveyancing. Lambeth is where the house is located. Can you offer any advice?
Flying freeholds in Lambeth are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lambeth you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lambeth may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have just appointed agents to market my garden flat in Lambeth. Conveyancing has not commenced, but I have recently had a half-yearly maintenance charge demand – should I leave it to the buyer to sort out?
It best that you clear the service charge as you normally would because all ground rent and service charges should be apportioned on completion, so you should recover the relevant percentage by the buyer 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. Having a clear account will assist your cause and will leave you no worse off financially.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Lambeth conveyancing firm to represent me?
Most certainly. We can put you in touch with a Lambeth conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal 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 affected 2 flats. The unexpired term was 56 years.