I am not well enough to travel far from South Lambeth. I would like to know the reason why all South Lambeth conveyancers aren't included on all bank panels?

Even though it may seem unfair for banks to limit who can represent them, from the public’s or conveyancer’s viewpoint, the the contrary view is that lenders are becoming ever more anxious and consider it essential to protect them against illegal activities. As a result of this concern banks have restricted their conveyancing panel to a size that they are happy to control.

As someone not used to conveyancing in South Lambeth what’s your top tip you can impart for the ownership transfer in South Lambeth

You may not hear this from too many lawyers but conveyancing in South Lambeth or throughout England and Wales is often a confrontational process. In other words, when it comes to conveyancing there is an abundance of room for confrontation between you and other parties involved in the house moving process. For instance, the vendor, property agent and sometimes a mortgage company. Choosing a solicitor for your conveyancing in South Lambeth is a critical decision as your conveyancer is your adviser, and is the SOLE person in the transaction whose responsibility is to look after your legal interests and to protect you.

Sometimes a potential adversary may attempt to sway you that you should follow their advice. For instance, the property agent may claim to be assisting by claiming that your solicitor is slow. Or your financial adviser may tell you to do take action that is against your conveyancers recommendation. You should always trust your lawyer above all other parties in the conveyancing process.

My fiance and I wish to acquire a purpose built flat in South Lambeth with a mortgage from Alliance & Leicester .We like our South Lambeth conveyancing solicitor but Alliance & Leicester says he's not on their approved list of member firms. It seems we have little choice but to instruct a Alliance & Leicester panel lawyer or retain our high street solicitor and pay for a Alliance & Leicester panel lawyer to act for them. This seems very unfair; is there anything we can do?

No, not really. The mortgage issued to you contains various provisions, one of which will be that conveyancers will be on the Alliance & Leicester approved list. Until recently, most mortgage companies had large numbers of law firms on their panels: a borrower could find 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 lawyer to apply to be on the conveyancing panel for Alliance & Leicester

Over the last few months I have been searching for a flat up to £195,000 and found one close by in South Lambeth I like with a park and railway links in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in South Lambeth suitable, so just wondered if I would be making a mistake acquiring a short lease?

If you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.

I am a sole trader intending to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no costs for non-domestic conveyancing in South Lambeth for under £2000?

We can recommend firms who have well rounded knowledge of commercial conveyancing in South Lambeth, including the sale and acquisition of businesses as well as simply premises. Whether you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail premises or a whole business we can put you in touch with the right solicitor. Regarding the charges this will depend on the structure and heads of terms of the proposed transaction. Please provide us with your contact information or telephone so as to enable us to provide you with a detailed commercial conveyancing quote.