My wife and I are buying a 3 bedroom flat in Merton Park with a mortgage. We would like to retain our Merton Park solicitor, but the bank advise he's not on their "panel". It appears that we have no choice but to use one of the bank panel conveyancing practices or continue with our Merton Park property lawyer and pay for one of their panel ones to represent them. This seems very unfair; can we not demand that the lender use our Merton Park property lawyer ?

No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’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. A further alternative is for your Merton Park conveyancing lawyer to apply to be on the conveyancing panel.

I purchased a freehold residence in Merton Park yet charged rent, why is this and what is this?

It’s unusual for properties in Merton Park and has limited impact for conveyancing in Merton Park but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.

We previously instructed conveyancing lawyers locally in Merton Park on the TSB solicitor approved list. They have just invoiced me a supplemental charge for handling the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?

Provided it is contained in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. The fee is not set by TSB but by your Merton Park solicitor. Plenty of firms on the TSB panel will charge ’dealing with mortgage’ fee but some firms incorporate it on their overall fee.

We have agreed to purchase a house in Merton Park. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Clydesdale be concerned?

Given that your lender is Clydesdale your lawyer must check the formal requirements set out in Section two of UK Finance Lenders’ Handbook for Clydesdale. The CML Handbook includes minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Clydesdale where a lease fails to satisfy these conditions. The requirements relate to the installation of panels on properties countrywide and is not limited to Merton Park.

Leeds Building Society have agreed my mortgage in principle, my offer on a property in Merton Park has been agreed to, now what?

The estate agent will wish to know who your solicitors are (be sure the solicitors are on the lender’s approved list). Telephone Leeds Building Society or your broker and finish off any appropriate forms. Leeds Building Society will sellect a valuer who will get in contact with the estate agent or seller to arrange a time for the valuation to take place. Once conducted (assuming no problems) it takes about ten days to get a mortgage offer. Leeds Building Society will send the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Merton Park.

I'm buying my first flat in Merton Park with a loan from Norwich and Peterborough Building Society. The sellers would not reduce the amount so I negotiated £7000 of additionals instead. The estate agent suggested that I not reveal to my conveyancer about the extras as it could jeopardize my mortgage with the bank. Should I keep quiet?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I'm remortgaging my current property to a buy to let loan with Platform Home Loans Ltd and I will use the ballance of the raised equity as a deposit on a second house. The neighborhood we are talking about is Merton Park. Will your solicitors be able to act for both sets of lenders and link together the transactions?

Make use of our comparison tool on this site to ensure that the solicitors are approved by both mortgage companies. Having checked that they are the lawyer should be able to connect the two transactions but you should talk with you lawyer and make clear your expectations and needs.