I am planning to acquire a flat and need a conveyancing solicitor in Mortlake who is on the Britannia approved. Could you point me in the right direction as regards a conveyancing firm?

Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Britannia in certain locations such as Mortlake. We dont recommend any particular firm.

I am assisting my step-mother sell her property in Mortlake. Does the conveyancer commission the EPC or do I organise this?

After the abolition of Home Information Packs, EPC’s remained a required part of selling a property. An energy performance certificate needs to be commissioned before the property is placed on the market. It is not something that conveyancers ordinarily arrange. If you are instructing a Mortlake conveyancing solicitor they might be able to arrange energy performance certificates given their contacts with reputable local providers

I am the sole recipient of my late grandmother’s estate and I have everything in my name alone, including the house in Mortlake. The Mortlake property was put into my name in October. I want to move. I understand that there is a CML six month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the house in October. Do I have to wait 6 months to sell?

The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. Some lenders would take a sensible view as this obligation principally exists to identify subsales or the wholesaling and assigning of properties.

I have instructed a Mortlake property lawyer having made sure that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Mortlake surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

What does a local search inform me concerning the house we're purchasing in Mortlake?

Mortlake conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search plays a central part in many a Mortlake conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search will supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.

My husband and I are 18 days into a freehold purchase having been directed to conveyancers by the selling agent to perform conveyancing in Mortlake. I am not happy. Can you help me find new conveyancers?

A solicitor would need to be very poor in order to consider changing them. Has the mortgage been generated? If so you must advise them of the new lawyer and ensure the loan are re-issued. Your new solicitor ideally should be on the banks approved list to avoid added charges and delays. That should be your starting point. The find a solicitor tool will assist you in finding a lender approved conveyancer for your conveyancing in Mortlake

How do I identify freehold conveyancing in Mortlake?

Option 1 is to ask the people you trust they would would instruct. Second, use a search tool on the internet for conveyancing in Mortlake. Call a couple or more firms from the list and request that they send you their conveyancing charges and discuss your needs with the solicitor who will handle your conveyancing before you make your choice. Third is to use our search tool to help you find the right lawyers taking into account your unique factors including location,speed, complexity and who your intended mortgage company is.Avoid the trap of appointing lowest cost conveyancing solicitors in Mortlake