In the event thatI were to purchase a simple residential housein Clapham for cash and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Clapham?

Any savings you would achieve would be isolated to the costs for searches. A conveyancing practitioner still got to do everything else - money laundering, communicating with the sellers lawyer, SDLT return, register the ownership etc. You might save a bit for them not needing to register a charge but it will not be significant.

What happens if my lawyer’s firm is expelled from the Yorkshire BS Solicitor panel ahead of completing my conveyancing in Clapham?

The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

A relative pointed out to me me that in buying a property in Clapham there could be a number of restrictions prohibiting external alterations to the property. Is this right?

There are a number of properties in Clapham which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Clapham should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We are getting the release of further monies on our home loan from Clydesdale as we wish to carry out improvements to our house in Clapham. Are we obliged to choose a high street Clapham solicitor on the Clydesdale conveyancing panel to handle the paperwork?

Clydesdale would not normally instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale list.

I have today made my last payment due on my mortgage with HSBC. I assume I don't need a Clapham solicitor on the HSBC panel to remove the mortgage at the Land Registry. Am I right?

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

Harry (my fiance) and I may need to sub-let our Clapham garden flat temporarily due to a new job. We used a Clapham conveyancing firm in 2001 but they have since shut and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Clapham do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I have given up negotiating a lease extension in Clapham. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Absolutely. We can put you in touch with a Clapham conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Clapham premises is 23 Chelsham Road in May 2013. the Tribunal fou
nd that the sum of £13,870.00 was payable for the freehold following a vestig order having been granted by Swansea County Court dated 1st March 2013 This case was in relation to 3 flats. The unexpired residue of the current lease was 99 years.

Is there a reason that Clapham conveyancing costs are more expensive for leasehold and freehold properties?

Leasehold conveyancing in Clapham more often than not will involve additional due diligence for instance reviewing the lease, communicating with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.