My fiance and I are looking to buy a home in Streatham Vale and have instructed 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. Alliance & Leicester have this morning contacted us to advise us that they have now hit a problem as our Streatham Vale solicitor is not on their conveyancing panel. What do we do from here?

When purchasing a property with the benefit of a mortgage it is standard for the purchasers' lawyers to also act for 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 Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Streatham Vale lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.

I am due to move house in April. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you recommend a removal company in Streatham Vale. Conveyancing solicitor was chosen before I stumbled across this page.

On the afternoon of completion you can collect the keys from the property agent but this can only take place once the vendors conveyancers advise the agent that the monies to complete are in and the keys can be collected. Subsequently you should tell the removal men that they can start moving you in. We are not in a position to recommend a specific removal organisation but can help you find a residential property solicitor in Streatham Vale or a firm that specialises in conveyancing in Streatham Vale.

I am expecting a DIP from Lloyds this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Streatham Vale solicitors on the Lloyds conveyancing panel, or is it better to go independently?

You will need to appoint Streatham Vale solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

Planning on purchasing a apartment in Streatham Vale. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Streatham Vale property lawyer is on the TSB conveyancing panel.

What makes your site different to other online quote calculators for conveyancing in Streatham Vale?

At this site receive a fixed fee costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Streatham Vale. As opposed to estate agents and brokerage sites we do not charge firms a commission if you choose them for your home move in Streatham Vale

I am tempted by the attractive purchase price for a two maisonettes in Streatham Vale both have in the region of 50 years unexpired on the lease term. Will this present a problem?

There are plenty of short leases in Streatham Vale. The lease is a right to use the property for a prescribed time frame. As a lease gets shorter the marketability of the lease decreases and results in it becoming more expensive to extend the lease. For this reason it is advisable to increase the term of the lease. Sometimes it is difficult to sell a property with a short lease because mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this area.

I inherited a 2 bed flat in Streatham Vale, conveyancing formalities finalised in 1998. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Streatham Vale with a long lease are worth £227,000. The ground rent is £50 levied per year. The lease expires on 21st October 2097

With just 72 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.

Please specify the differing property law services that Streatham Vale conveyancing organisations provide?

The majority of Streatham Vale conveyancing practices manage to carry out a number of legal advice to domestic and agricultural land owners, vendors, first time buyers, landlords and tenants and you can expect them to help you with some of the following services:

Standard residential sale conveyancing in Streatham Vale and nationally Home purchase conveyancing in Streatham Vale and also around the country Shared equity purchase (part buying and part renting) Transferring equity for instance transfer of a share in a property Staircasing (purchasing additional shares in your home) Deeds of variations for leases