My fiance and I are looking to buy a home in Streatham Vale and have appointed a Streatham Vale conveyancing practice. Within the last couple of days our property lawyer has forwarded the sale agreement to be signed with a detailed report with a view to exchanging next week. The Royal Bank of Scotland have this evening contacted us to advise us that there is now an issue as our Streatham Vale solicitor is not on their approved list of lawyers. What do we do from here?

Where you are buying a property requiring a mortgage it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Streatham Vale solicitors, in which case your legal fees may increase, and it may delay matters as you are adding another lawyer into the mix.

Do I have to pop into the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Streatham Vale so that I can attend their offices if required.

These days approved lawyers for lenders conduct their communications via the post, internet or over the phone. This means that they can undertake the conveyancing transaction regardless of where you live in England or Wales. That being said you should see if you have the option of going to the offices of your conveyancing lawyer if needed.

I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Streatham Vale conveyancer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
3. Yorkshire BS has instructed the Land Registry to do so

I am currently in the process of buying my council flat in Streatham Vale. I have a mortgage agreed with Clydesdale. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Clydesdale, you will need to appoint a solicitor on the Clydesdale conveyancing panel.

Nationwide have agreed my home loan in principle, my bid on a apartment in Streatham Vale has been agreed to, what are the next steps?

Your property agent will need to know who your solicitors are (ensure that the solicitors are on the lender’s panel). Call up Nationwide or the financial adviser and finalise any relevant paperwork. Nationwide will instruct a valuer who will get in touch with the estate agent or vendor to book a time for the valuation to happen. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Nationwide will issue the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Streatham Vale.

Just had an offer accepted on a new build flat in Streatham Vale. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Here are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Streatham Vale

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. 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. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?

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At this site receive an accurate quote from a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Streatham Vale. Unlike many estate agents and brokerage sites we do not charge firms a commission if you instruct them for your home move in Streatham Vale