Am I correct in assuming that the fact that my solicitor in Lambeth is not on my mortgage company's solicitor panel that there is a problem with the standard of the firm’s work?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer 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 contact the Lambeth conveyancing practice and enquire why they are no longer on the approved list for your lender.
I am about to put an offer on a leasehold flat in Lambeth. The property agents say that it is normal for flats in Lambeth to have less than 75 years left on the lease. I am getting a mortgage with Chelsea Building Society. Is this going to be a problem if the lease has 70 years unexpired.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are getting a mortgage then your lender may insist that the lease be extended before competition. Chelsea Building Society have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 15/12/2025 the requirements read as follows :
We previously chose conveyancers located in Lambeth on the RBS solicitor panel. They are now charging me a supplemental fee for the legal aspects of the RBS mortgage. Is this a supplemental conveyancing fee specified by RBS?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancer may charge a fee for this. The fee is not set by RBS but by your Lambeth conveyancing practitioner. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.
My partner and I have organised a further advance on our home loan from Coventry BS as we wish to conduct alterations to our house in Lambeth. Do we need to appoint a bricks and mortar Lambeth solicitor on the Coventry BS conveyancing panel to deal with the legals?
Coventry BS don't usually instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Coventry BS list.
Planning on purchasing a maisonette 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 UBS 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 UBS conveyancing panel.
Will commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Lambeth?
Its becoming the norm that commercial conveyancing solicitors in Lambeth will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Lambeth. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lambeth.
For every commercial conveyancing transaction in Lambeth it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Lambeth commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Lambeth.
My brother has urged me to use his lawyers for conveyancing in Lambeth. Should I choose my own conveyancer?
There are no two ways about it the best way to find a conveyancing solicitor is to have referrals from friends or family who have previously instructed the firm you're considering.
How much experience do your Lambeth conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Lambeth conveyancing lawyers help thousands of buyers move home every year and helped plenty of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Lambeth conveyancers have worked on recent similar matters.