We are aiming to move house in March. Does my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you suggest a removal company in Wandsworth. Conveyancing firm was found before I stumbled across your page.

On the afternoon of completion you will need to collect the keys from your selling agent however this can only occur when the sellers conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be released. After that you can inform the removal company that they can start moving you in. We do not recommend a particular removal company but can assist you in finding a conveyancing in Wandsworth or a solicitor with expertise in conveyancing in Wandsworth.

Is it correct that all Wandsworth CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing list of approved solicitors?

Some major banks and building societies now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.

I'm spending time viewing flats in Wandsworth and I am about to put in an offer. Is it too early to have a solicitor in place? I intend to finance via a mortgage with Lloyds.

You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are taking out a mortgage with Lloyds, ask your prospective lawyers if they are on the Lloyds conveyancing panel otherwise they can't do the mortgage legal work.

2 months have elapsed since my purchase conveyancing in Wandsworth took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. 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.

About to purchase a new build apartment in Wandsworth. 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 legal work.

Here are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Wandsworth

There must be mutual enforceability of lessee’s covenants. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. 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.

Taking into account that I am about to part with 450k on a property in Wandsworth I wish to have a conversation with the solicitor concerning theconveyancing before giving the go ahead to the firm. Can this be arranged?

This is something that we recommend - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer who will be carrying out your property ownership legalities in Wandsworth.There is no ‘factory style conveyancing’ - every client is unique individual, not a case reference. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Wandsworth should be the amount on the final invoice that you are charged.

I am an executor of my recently deceased aunt’s Will, with a house in Wandsworth which will be sold. The property has never been registered at HMLR and I'm advised that many buyers solicitors will insist that it is in place before they will proceed. What's the mechanism for this?

In the circumstances that you have set out it seems prudent to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.