Why would I use a Lambeth conveyancing solicitors firm given that internet based alternatives are so much cheaper?
Its a good idea to scrutinise conveyancing costs in Lambeth and you should seek an affordable estimate but don’t waste your energy sourcing the lowest priced Lambeth conveyancer. Locating the right conveyancer can mark the difference between a seamless and a stressful home move. It is important that you ensure that you have expert guidance from a specialist solicitor. Emails can't take the place of a phone conversation and are no substitute for a face to face meeting. The firms that we work with will allocate you a qualified and trusted conveyancing solicitor that will tackle your conveyancing from beginning to end, providing a level of hand holding that you will never get with an web based conveyancer. Our lawyers will inform you on any developments making sure that you are ensuring that you are updated at regular intervals. Should it ever be necessary to call the office you will be sure who you need to speak to and we'll be sure you are kept fully informed.
Having sold my house in Lambeth last May but our buyer keeps calling daily to say her conveyancer is waiting to hear from mine. What should have happened following completion?
Post completion of your house sale your solicitor should forward the transfer documentation and all supplemental paperwork to the purchaser's conveyancer. Depending on the transaction, your solicitor should also send confirmation that the mortgage has been redeemed to the purchasers solicitors. There is unlikely to be post completion steps specific conveyancing in Lambeth.
I am assisting my sister sell her property in Lambeth. Will the conveyancing solicitor order an energy assessment or should I organise this?
Following the abolition of HIPs, EPC’s remained a mandatory component of moving property. An energy assessment must be commissioned prior to the property being advertised. It is not something that conveyancers normally organise. Where you are using a Lambeth conveyancing solicitor they may be able to arrange EPC’s due to their contacts with long established local assessors
When it comes to lenders such as Nationwide, do Lambeth property lawyers incur a yearly amount to be on the conveyancing panel?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
The mortgage over my property is with Santander for my property in Lambeth. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval prior to renting your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will permit you to let 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 Santander directly. You need not do this via a Santander conveyancing panel firm.
I have recentlybeen informed that Stirling Law have been shut down. They conducted my conveyancing in Lambeth for a purchase of a freehold house 10 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Lambeth conveyancing specialists.
How does conveyancing in Lambeth differ for new build properties?
Most buyers of new build property in Lambeth contact us having been asked by the seller to sign contracts and commit to the purchase even before the residence is built. This is because builders in Lambeth tend to acquire 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 accustomed to new build conveyancing in Lambeth or who has acted in the same development.