My IFA has requested my North Sheen lawyer’ panel reference for the Nat West conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local North Sheen office but they have not got back to me yet.

Have you tried calling your North Sheen lawyer about this?. Most North Sheen law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.

Me and my wife are buying our first property. Our conveyancing practitioner has contact usto ask if we would like to purchase additional conveyancing searches. We are really unsure what's appropriate for conveyancing in North Sheen

The extent of North Sheen conveyancing searches should be triggered based entirely on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your general attitude to risk. What matters is that you properly appreciate what information the searches could provide. Then you can decide if you personally think you need that search. Should you be unclear, ask your conveyancing practitioner to advise.

My uncle passed away last year and as sole heir and executor I was left the property in North Sheen. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Yorkshire BS, pay off the mortgage. Is this possible?

Given you intend to refinance then Yorkshire BS will require that you use a conveyancer on the Yorkshire BS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Yorkshire BS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Yorkshire BS mortgage is registered as a charge at the Land Registry.

I am selling our property in North Sheen and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A high street North Sheen conveyancer would know this is not the case. It does beg the question why the purchasers instructed a factory type conveyancing practice as opposed to a conveyancing solicitor in North Sheen. Having lived in North Sheen for 4 years we know of no issue. Is it a good idea to contact our local Authority to get confirmation need.

It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

Over the last few months I have been searching for a ground for flat up to £305k and identified one close by in North Sheen I like with amenity areas and station in the vicinity, however it's only got 61 years on the lease. I can't really find anything else in North Sheen in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you need a home loan that many years will be problematic. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.