Me and my partner are buying a 1 bedroom apartment in Laleham with a mortgage. We have a Laleham solicitor, however the bank advise she’s not on their "panel". It appears that we have little option but to instruct one of the bank panel conveyancing practices or keep our Laleham conveyancing practitioner as well as pay for one of their panel ones to act for them. We consider that this is inequitable; are we not able to insist that the mortgage company use our Laleham solicitor ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Laleham conveyancing solicitor to apply to be on the conveyancing panel.
I am planning on selling our property in Laleham and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know that there is no such problem. It does beg the question why the purchasers instructed an internet conveyancing firm rather than a conveyancing solicitor in Laleham. Having lived in Laleham for many years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Despite weeks of looking the Title Certificate and documents to our property are lost. The lawyers who did the conveyancing in Laleham 4 years ago have long since closed. What are my options?
Gone are the days when you need to hold title official documentation to evidence that you own the land or property, as the Land Registry have everything they need in a digital format.
How does conveyancing in Laleham differ for new build properties?
Most buyers of new build or newly converted property in Laleham come to us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because builders in Laleham typically buy 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 property lawyers 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 used to new build conveyancing in Laleham or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, chain free conveyancing. Laleham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Laleham are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Laleham you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Laleham 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 premises.