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Recently asked questions about conveyancing in Ladywell

Should my conveyancer be making enquiries regarding flooding during the conveyancing in Ladywell.

Flooding is a growing risk for solicitors conducting conveyancing in Ladywell. Some people will acquire a house in Ladywell, fully expectant that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to impart advice on flood risk, but there are a numerous searches that can be initiated by the purchaser or by their solicitors which will figure out the risks in Ladywell. The standard information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the vendor to find out whether the premises has suffered from flooding. If flooding has previously occurred which is not notified by the seller, then a buyer may commence a compensation claim resulting from an incorrect response. A purchaser’s conveyancers should also conduct an environmental search. This will indicate whether there is any known flood risk. If so, more detailed inquiries will need to be initiated.

How does conveyancing in Ladywell differ for new build properties?

Most buyers of new build premises in Ladywell approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Ladywell typically buy the land, 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 conveyancers 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 Ladywell or who has acted in the same development.

My business partner and I are planning to lease a unit on the high street. Can you recommend solicitors offering fixed charges for non-domestic conveyancing in Ladywell for below £2000?

We can recommend firms who host a wealth of experience of commercial conveyancing in Ladywell, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to purchase or lease a shop, pub, restaurant, office, retail unit or a complete business we can put you in touch with the right firm. As for the costs these will vary based on the structure and nuances of the deal. Please provide us with your contact information or phone so as to enable us to supply you with a fixed commercial conveyancing calculation.

We are a fortnight into a freehold purchase having been recommend to a firm by the high street agent to perform conveyancing in Ladywell. I am not happy. Can you you assist me in finding new conveyancers?

A conveyancer would need to be really poor to suggest replacing them. Has your mortgage offer been sent? If so you will need to inform them of the new solicitor and have the offer are re-sent. The solicitor ideally needs to be on the mortgage company panel to avoid escalating fees and complications. That should be your starting point. The search tool should assist you in finding a bank approved solicitor for your conveyancing in Ladywell

What are your top tips when it comes to appointing a Ladywell conveyancing firm to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Ladywell conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Ladywell conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:

    Can they put you in touch with clients in Ladywell who can give a testimonial? How experienced is the practice with lease extension legislation?

Despite our best endeavours, we have been unsuccessful in trying to purchase the freehold in Ladywell. Can this matter be resolved via the Leasehold Valuation Tribunal?

in cases where there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to decide the price.

An example of a Freehold Enfranchisement matter before the tribunal for a Ladywell flat is 44 Elmer Road in January 2013. The Tribunal dacied that amount to be paid by the Leaseholders for the Landlords freehold reversion was £12,951 as at the valuation date (20" September 2012).This matter was referred back to the Bromley County Court to deal with costs, fees and any other outstanding matters. This case related to 2 flats. The unexpired term was 74.25 years.

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