We are buying a 2 bedroom apartment in South Lambeth with a mortgage. We wish to retain our South Lambeth solicitor, but the bank says he's not on their "panel". It seems we have little option but to appoint one of the mortgage company panel conveyancing practices or retain our South Lambeth lawyer and pay for one of their panel lawyers to act for them. This seems very unfair; can we not demand that the mortgage company use our South Lambeth solicitor ?
No, not really. 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 South Lambeth conveyancing lawyer to apply to be on the conveyancing panel.
This question may be naive but I am new to the home buying as FTB of a two bedroom flat in South Lambeth. Do I receive the keys to the property on the completion date from my conveyancer? If this is the case, I will instruct a local conveyancing solicitor in South Lambeth?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the purchase money to the owner’s solicitors, and once they have received this, you will be able to pick up the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
My wife and I purchasing a terrace house in South Lambeth. We would like to convert the garage to a playroom at the property.Will the conveyancing process include enquiries to ascertain if these alterations are permitted?
Your property lawyer will review the deeds as conveyancing in South Lambeth will occasionally reveal restrictions in the title documents which prevent categories of changes or necessitated the permission of another owner. Certain additions need local authority planning consent and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
How can we know in advance if a South Lambeth conveyancing solicitor on the Virgin Money panel is any good?
When it comes to conveyancing in South Lambeth seeking recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor carrying out your conveyancing.
My wife and I have a terraced Georgian house in South Lambeth. Conveyancing solicitor represented me and Britannia. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the matching address. I thought I was buying a freehold how can I check?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in South Lambeth and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
How does conveyancing in South Lambeth differ for newly converted properties?
Most buyers of new build residence in South Lambeth contact us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because builders in South Lambeth typically acquire the real estate, 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 South Lambeth or who has acted in the same development.
How easy is it to change a solicitor as I need to find a South Lambeth based firm who is on the mortgage company conveyancing panel. How simple is it to change conveyancer?
In the event that you have not formally instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in South Lambeth that you're considering.