We are looking to buy a property and require a conveyancing solicitor in Lambeth who is on the RBS approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Lambeth.
I am purchasing a property in Lambeth. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
Given that you are obtaining a mortgage with UBS your lawyer must follow the formal instructions outlined in Part 2 of UK Finance Lenders’ Handbook for UBS. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and lawyers are required to report to UBS where a lease fails to satisfy these provisions. The conditions relate to the installation of panels on properties nationwide and is not limited to Lambeth.
I am currently in the process of buying my council flat in Lambeth. I have a mortgage agreed with Kent Reliance. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
Planning on purchasing a apartment in Lambeth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Lambeth conveyancer is on the Nottingham conveyancing panel.
How does conveyancing in Lambeth differ for new build properties?
Most buyers of new build property in Lambeth contact us having been asked by the seller to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Lambeth typically purchase the site, 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.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Lambeth and how can your lawyers assist?
The 1954 Act affords security of tenure to business lessees, giving them the legal entitlement to make a request to court for a continuation of occupancy when the lease comes to an end. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Lambeth
Expecting to exchange soon on a basement flat in Lambeth. Conveyancing lawyers assured me that they report fully on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Lambeth should include some of the following:
Whether the lease restricts you from subletting the flat, or working from home What you can do if another leaseholder in the building is in violation of a provision in their lease? The unexpired lease term. You should be advised as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years Whether your lease has a provision for a slush fund? The total ownership of the demise. This could be the apartment itself but may include a roof area or basement if appropriate.
After months of dialogue we cannot agree with our landlord on how much the lease extension should cost for our flat in Lambeth. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing landlord or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to arrive at the price payable.
An example of a Lease Extension matter before the tribunal 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 related to 2 flats. The remaining number of years on the lease was 56 years.
New build sellers have put forward a conveyancer and I've received a quote from them. They are almost two hundred pounds less expensive than my own Lambeth conveyancing practitioner. What's the catch?
Housebuilders frequently have lists of conveyancers who are quick and who know the developer’s paperwork and property lawyer. As many developers offer an inducement to choose their approved conveyancer for this reason, any increased fees can be avoided and a builder will not recommend a conveyancing factory and run the risk of having the conveyancing stall when they demand an exchange inside a month. The argument for not opting for the recommended conveyancing practitioner is that they may be unwilling to 'push' your interests at the risk of alienating the sellers. Where you have concerns that this may be the situation you should keep with your local Lambeth property lawyer.