My wife and I are only a couple days away from an exchange on a house in Streatham and my parents have sent the exchange deposit to my . I am now advised that as the deposit has not arrived from me my needs to disclose this to my bank. I am advised that, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?

Your is legally required to clarify with mortgage company to ensure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.

How easy is it to transfer to a new conveyancer as I have to find a firm on the conveyancing list. I instructed a family conveyancing solicitor in Streatham five minutes from me but she is not accepted by

We will our best to assist in finding you a conveyancing solicitor in Streatham on the panel. Please note that the conveyancers that we work with do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Streatham. In utilising search facility on this website, you can contrast costs for conveyancing solicitors in Streatham and beyond.

We are one month into a residential purchase having been recommend to solicitors by the selling agent to handle our conveyancing in Streatham. I am am extremely disappointed with the level of service. Could you you assist me in finding new solicitors?

They would have to be really bad to suggest replacing them. Has the mortgage offer been generated? If so you must make them aware of the replacement conveyancer and get the loan are re-issued. Your new conveyancer needs to be on the mortgage company approved list to avoid added costs and delays. That should be your starting point. Our find a solicitor tool should help you find a bank approved lawyer for your home move in Streatham

Jane (my partner) and I may need to rent out our Streatham 1st floor flat temporarily due to a new job. We instructed a Streatham conveyancing firm in 2002 but they have closed and we did not have the foresight to get any guidance as to whether the lease permits subletting. How do we find out?

Even though your previous Streatham conveyancing solicitor is no longer available you can review your lease to check if you are permitted to let out the property. The rule is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you are obliged to seek consent via your landlord or some other party prior to subletting. This means you not allowed to sublet without first obtaining consent. Such consent is not allowed to be unreasonably turned down. If the lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

I own a split level flat in Streatham, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Streatham with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease terminates on 21st October 50

You have 50 years unexpired the likely cost is going to range between £36,100 and £41,800 as well as costs.

The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.

I am an executor of my recently deceased parent's Will, with a bungalow in Streatham which is to be marketed. The bungalow has never been registered at HMLR and I'm advised that some buyers solicitors will insist that it is in place before they will proceed. What's the mechanism for this?

In the situation that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.