When it comes to lenders such as Santander, do Clapham and Salph End conveyancers incur a fee to be on the list of approved solicitors?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I have paid off my mortgage with RBS. I assume I don't need a Clapham and Salph End conveyancing practitioner on the RBS panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your RBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the RBS mortgage from the register. RBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where RBS has sent the Land Registry the discharge electronically, and
3. RBS has instructed the Land Registry to do so

The mortgage over my property is with Aldermore for my property in Clapham and Salph End. Conveyancing was finalised a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Aldermore?

You must advise Aldermore before renting your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.

3 months have gone by following my purchase conveyancing in Clapham and Salph End took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. 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 residence 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.

I am buying a new build apartment in Clapham and Salph End. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Clapham and Salph End

Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

How do I search for a Clapham and Salph End solicitor on the Platform Home Loans Ltd conveyancing panel? I have a car and am prepared to travel upto 20kilometers to meet the solicitor.

You can use the facility on this website. Please select a bank and your location and you will see a number of Clapham and Salph End conveyancing lawyers based on proximity. We have listed some Clapham and Salph End conveyancing firms towards the end of this page and you can ring them to verify whether they are on the Platform Home Loans Ltd member panel

As co-executor for the will of my father I am selling a property in Newport but I am based in Clapham and Salph End. My solicitor (approximately 250 miles awayrequires that I execute a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Clapham and Salph End to witness and place their company stamp on the document?

strictly speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will be fine regardless of whether they are Clapham and Salph End based