I chose a high street solicitor for our conveyancing in Tooting recently. Upon checking the small print I seewe are liable for charges even if the movefalls through. Should I ditch them and select a web based firm who offer no-sale-no-fee conveyancing in Tooting?

It is usually a trade off in that if "No Completion No Fee" is available then the conveyancing charges will tend to be be more expensive to cover those conveyances that do not go ahead. Please beware that these promotions tend not to protect you from expenditure e.g. Tooting conveyancing search fees.

is it true that all Tooting solicitor firms on the Virgin Money conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Virgin Money conveyancing panel they would need to be governed by the SRA. Some banks do list licenced conveyancers on their panel and in that case the practice would be overseen by the Council of Licensed Conveyancers.

We are getting the release of further funds on our home loan from Clydesdale as we want to conduct improvements to our property in Tooting. Are we obliged to select a bricks and mortar Tooting solicitor on the Clydesdale conveyancing panel to handle the legals?

Clydesdale would not normally instruct firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.

I recently had an offer accepted on a house in Tooting. My mortgage broker suggested a lawyer. I paid an advanced payment of £225. A couple of days later, the lawyer contacted me to say that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Will commercial conveyancing searches disclose planned roadworks that could affect a commercial premises in Tooting?

Many commercial conveyancing solicitors in Tooting will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Tooting. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Tooting.

For every commercial conveyancing transaction in Tooting it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Tooting commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for residential conveyancing in Tooting.

How does conveyancing in Tooting differ for newly converted properties?

Most buyers of new build residence in Tooting contact us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is completed. This is because developers in Tooting usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Tooting or who has acted in the same development.

I am using a search engine for the words cheap conveyancing in Tooting it shows results of many solicitorsin the area. With so much choice what is the best way to find the suitable solicitor for me?

The ideal way of finding a suitable conveyancer is via trusted testimonial, so enquire of colleagues and relatives who have purchased a property in Tooting or the local estate agent or financial adviser. Costs for conveyancing in Tooting differ, so it's sensible to secure a minimum of three fee estimates from different conveyancers. Dont forget to clarify that the charges are guaranteed not to rise.