Are the BSA planning on creating a searchable register to list law firms on the Earl Shilton BS conveyancing panel for instance in Tooting?

We have not been informed any intention on the part of the BSA to develop such a search facility.

Is it the case that all Tooting solicitor practices on the Aldermore conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Aldermore approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do permit licenced conveyancers on their panel and in that case the organisation would be governed by the Council of Licensed Conveyancers.

I am expecting a AIP from Coventry BS 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 Coventry BS recommend any Tooting solicitors on the Coventry BS conveyancing panel, or is it better to go independently?

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

I have a mortgage with RBS for my property in Tooting. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?

Your original mortgage agreement with RBS will provide that you need their approval before letting out your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel lawyer.

3 months have gone by since my purchase conveyancing in Tooting completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?

The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.

I am the proprietor of a second floor flat in Tooting. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?

in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to decide the price.

An example of a Lease Extension case for a Tooting residence is 14 Nutwell Street in January 2014. The premium payable for the acquisition of a new lease of the subject premises was in the sum of £30,523 This case was in relation to 1 flat. The unexpired residue of the current lease was 62.94 years.

What makes a Tooting lease defective?

Leasehold conveyancing in Tooting is not unique. All leases are unique and drafting errors can sometimes mean that certain provisions are missing. The following missing provisions could result in a defective lease:

Service charge per centages that don't add up correctly leaving a shortfall A provision for the recovery of money spent for the benefit of another party.

A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Virgin Money, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the buyer to pull out.

I have been Googling for Tooting conveyancing quotes online. Can I be assured that all the Tooting practices that are listed on your site are on the lender conveyancing panel?

The law firms listed on our site have assured us via an online form that they are on the bank panel and agreed to advise us to take down their listing in the event of removal off of the lender panel. To date we have not been informed by either a mortgage company or a member of the public that the data about a specific Tooting conveyancing solicitor being on the lender conveyancing panel is incorrect.