Me and my husband are acquiring an apartment in Merton. My lawyer is not listed on the lender conveyancing list. Can I still use my Merton conveyancing solicitor notwithstanding that they are not on the lender approved list?

One must use a property lawyer to deal with the legal work required when you require a loan to purchase your home. They will carry out all the appropriate investigations on the property, ensuring that you’re properly registered as the owner and ensure that all the required mortgage documentation is dealt with. You can instruct a Merton conveyancer of your choosing. Nevertheless, if the lawyer appointed is not a member of the bank solicitor panel supplemental charges will be levied as separate legal representation will be need by the lender. Lender panel applications can be submitted, so provided your solicitor has not in the past applied for membership they should do so.

We're in Merton, First timers buying with a mortgage (lender is Nationwide , and our solicitor is on the Nationwide conveyancing panel). How long should the conveyancing process take?

The fact that your lawyer is on the Nationwide conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.

I have been on the look out for a leasehold apartment up to £245,000 and identified one close by in Merton I like with a park and station in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Merton for this price, so just wondered if I would be making a grave error acquiring a lease with such few years left?

If you need a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. 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 then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this.

Is it simple use your search tool to select a conveyancing lawyer in Merton on the authorised to act for my lender?

Step one is to pick a mortgage company such as HSBC Bank, The Mortgage Works or Aldermore then specify your location a common one being Merton. Conveyancing organisations in Merton and across England and Wales will then be identified.

My wife and I are first time buyers just having agreed a price on a property in Merton, and are now looking to get solicitors instructed. I have made use of the different rating tools and the fee estimates are from all over the the UK. Is it essential to have a Merton conveyancing practitioner local to your potential house? I am fine to do everything over email, but I assume at some stage we will need to visit the conveyancing practitioner's office to sign documents?

The conveyancing practitioner does not need to be in Merton, but opting for local means that you can attend their offices if you need to, by way of example, if a signature is needed urgently. Also, a Merton solicitor have established relationships with local agents and (if the vendor has chosen a local lawyer) with them, which should help keep things moving faster.