How do I discover of the solicitor carrying out my conveyancing in Upper Tooting is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus paying £192.00 in further legal costs.

Please do make use of the search tool on this web page. Please choose the mortgage company and type ‘Upper Tooting’ or your location and you will see numerous solicitors located in Upper Tooting or nearest you.

We are buying a flat in Upper Tooting. It might be a silly question but how we can trust a solicitor? At some point we will need to deposit our life savings into their account. What is the protection we have from them run away with our money?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I have been advised by my conveyancer that flying freehold insurance is needed on my purchase. What is the level of cover for Upper Tooting conveyancing?

The appropriate level of flying freehold indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.

The mortgage over my property is with Yorkshire BS for my property in Upper Tooting. Conveyancing has been completed 12 months ago. If I am intending 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 Yorkshire BS?

Your original mortgage agreement with Yorkshire BS will provide that you need their approval before renting your property as this is likely to be a breach of Yorkshire BS’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 Yorkshire BS directly. You need not do this via a Yorkshire BS conveyancing panel lawyer.

About to purchase a new build apartment in Upper Tooting. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Upper Tooting

Please supply a car parking plan. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Forfeiture - bankruptcy or liquidation must not apply under this provision. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

I need to instruct a conveyancing solicitor in Upper Tooting for my home move. Is there any facility to review a solicitor's complaints history with the legal regulator?

Anyone can see documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. To find details Pre 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For callers outside the UK, call +44 (0)121 329 6800. The SRA may monitor telephone calls for training purposes.

My friend mentioned that when selecting a conveyancing solicitors they need approved by your lender. It happens to be my first house move but I have an AIP from HSBC and I already have a local conveyancing lawyer in Upper Tooting in place. Can Birmingham Midhshires insist on an approved conveyancer to be selected? If so, where do I find that list so I can pick a conveyancing lawyer in Upper Tooting?

You should choose a solicitor that is on the Birmingham Midhshires panel. Simply call your chosen Upper Tooting conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not on the panel you have a number of choices available to you here:

• Proceed with your chosen Upper Tooting property lawyer but Birmingham Midhshires will no doubt appoint a conveyancer from their conveyancing panel. The net impact is additional cost and likely interruption.
• Get a new property lawyer to act in the purchase, ensuring that they are on the Birmingham Midhshires conveyancing panel.
• Appeal to your conveyancer to attempt to join the bank panel.