I am selling my house in Clapham and the estate agent has just called to warn that the purchasers are switching law firm. I am told that this is due to the fact that the mortgage company will only work with solicitors on their conveyancing panel. Why would a big named mortgage company only deal with certain law firms rather the firm that they want to select to handle their conveyancing in Clapham ?

Mortgage companies have always had an approved set of law firms they are willing to work with, but in the past few years big names such as Yorkshire Building Society, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions point to the increase in fraud by way of justification for the cull – criteria have been tightened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Plenty of firms are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.

When it comes to lenders such as Nottingham, do Clapham lawyers incur a fee to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

I have decided to exercise my right to buy my property in Clapham off the council. I have a mortgage offer with Aldermore. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use 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 Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.

Intending to buy a flat in Clapham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society 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 Clapham conveyancing practitioner is on the Leeds Building Society conveyancing panel.

Are there restrictive covenants that are commonly identified during conveyancing in Clapham?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Clapham. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Clapham is where the house is located. Can you offer any advice?

Flying freeholds in Clapham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clapham you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clapham 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 residence.

I am hoping to complete next month on a ground floor flat in Clapham. Conveyancing solicitors assured me that they are sending me a report on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in Clapham should include some of the following:

You should receive a copy of the lease You should be told what is to be regarded as a Nuisance as far as the lease is concerned Ground rent - what is due and when is collected, and be on notice if this will change in the future You should know if the lease permits you to change or upgrade anything in the premises- you should be made aware as to whether it relates to all alterations or limited to structural alteration, and whether consent is mandated necessary specifics of the parties to the lease, for example these could be the leaseholder, superior lessor, freeholder

I inherited a ground floor flat in Clapham. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?

You certainly can. We can put you in touch with a Clapham conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Clapham property is 23 Chelsham Road in May 2013. the Tribunal fou
nd that the sum of £13,870.00 was payable for the freehold following a vestig order having been granted by Swansea County Court dated 1st March 2013 This case affected 3 flats. The unexpired term was 99 years.