Me and my partner are buying a 3 bedroom flat in Carshalton with a mortgage. We like our Carshalton lawyer, however the lender advise she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Carshalton conveyancer as well as pay for one of their panel lawyers to act for them. This feels very unfair; is there anything we can do?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose 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. Another option that might be available is for your Carshalton conveyancing lawyer to apply to be on the conveyancing panel.

Is it necessary to take out insurance to address the risk of chancel repairs when purchasing a property in Carshalton?

Unless a previous acquisition of the property completed after 12 October 2013 you could expect solicitors handling conveyancing in Carshalton to remain encouraging a chancel search and or insurance against a claim.

About to purchase a new build flat in Carshalton. Conveyancing is daunting 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.

Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Carshalton

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I need to instruct a conveyancing solicitor in Carshalton for my home move. Can I review a firm’s record with the legal regulator?

You can search for documented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Visit Check a solicitor's record. For details Pre 2008, or to check a firm's history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator may recorded call for training purposes.

Can you provide any top tips for leasehold conveyancing in Carshalton from the perspective of saving time on the sale process?

• Much of the delay in leasehold conveyancing in Carshalton can be bypassed if you get in touch lawyers as soon as your agents start advertising the property and ask them to collate the leasehold information needed by the buyers’ solicitors.
If there is a history of conflict with your freeholder or managing agents it is very important that these are settled before the property is marketed. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as historic as opposed to ongoing. The majority of landlords or Management Companies in Carshalton levy fees for providing management packs for a leasehold premises. You or your lawyers should enquire as to the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Carshalton. A minority of Carshalton leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. If you have carried out any alterations to the residence would they have required Landlord’s approval? In particular have you installed wooden flooring? Carshalton leases often stipulate that internal structural alterations or laying down wooden flooring require a licence from the Landlord consenting to such changes. Where you fail to have the consents to hand do not contact the landlord without checking with your conveyancer in the first instance.

I have had difficulty in trying to purchase the freehold in Carshalton. Can this matter be resolved via the Leasehold Valuation Tribunal?

in cases where there is a absentee landlord or if there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to calculate the price.

An example of a Freehold Enfranchisement case for a Carshalton residence is 21 & 23 Carshalton Grove in May 2009. the Tribunal adopted the figures presented as the premiums payable by the Applicant i.e. a total of £20,750. This case affected 2 flats. The unexpired lease term was 72 years.