My solicitor has identified a defect with the lease for the property we are buying in New Malden. The other side have offered title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor says that he must ensure that the bank is content with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the bank are the client. Your solicitor must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your solicitor will have no choice but to discontinue acting for you.

Is there a search tool that I can utilise to find out if the solicitor carrying out my conveyancing in New Malden is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Barclays thus spending £192.00 in supplemental legal fees.

Feel free to take advantage of the search tool on this site. Please choose the lender and type ‘New Malden’ or your location and you will discover a number of lawyer based in New Malden or nearest you.

Have just purchased a probate house at auction in New Malden. Conveyancing is required. What is next?

Having legally bound yourself to purchase you will need to find a conveyancing lawyer soon as you now have a pending a drop dead date to complete the property. All auction property should have a corresponding auction set of papers. This will likely include most,if not all of the documents that your lawyer will need. In the case of leasehold property the conveyancing pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to leasehold premises. You should hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are in place to complete the transaction on the set completion date.

We are getting the release of further monies on our home loan from Yorkshire BS as we want to carry out a loft conversion to our house in New Malden. Do we need to choose a nearby New Malden solicitor on the Yorkshire BS conveyancing panel to deal with the legals?

Yorkshire BS do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS conveyancing panel.

We expect to receive a OIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any New Malden solicitors on the UBS conveyancing panel, or is it better to go independently?

You will need to appoint New Malden solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.

About to purchase a new build flat in New Malden. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in New Malden

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.

I'm purchasing a house in New Malden. I can find my conveyancer's company on the CLC list, but I can't locate my lawyer's name as listed on the regulator's website. Is this a big problem?

Not all staff in the practice must be listed by the regulator. As long there is someone qualified to 'oversee' the transaction, the actual day-to-day activity can be conducted by unqualified staff.