I am in the process of selling my apartment in Mitcham and the estate agent has just e-mailed to say that the buyers are changing their conveyancer. I am told that this is due to the fact that the mortgage company will only deal with solicitors on their conveyancing panel. Why would a big named mortgage company only work with certain law firms rather the firm that they want to choose to handle their conveyancing in Mitcham ?

Lenders have always had an approved set of law firms they are willing to work with, but in recent years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have represented them for decades.

Lending institutions point to the increase in fraud as the reason for the reduction – criteria have been stiffened as a smaller panel is easier to maintain. No lender will say how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is being contacted daily by practices that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The buyers are unlikely to have any sway in the decision.

My wife and I purchasing a 4 bedroom semi-detached house in Mitcham. Our aim is to convert the garage to an office at the house.Will legal investigations on the property involve checks to see if these works were previously refused?

Your solicitor will check the registered title as conveyancing in Mitcham can on occasion identify restrictions in the title deeds which prevent certain alterations or require the permission of a 3rd party. Many works require local authority planning consent and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.

Can I be sure that the Mitcham conveyancing solicitor on the Nottingham panel is any good?

When it comes to conveyancing in Mitcham getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the solicitor conducting your conveyancing.

It is not clear whether my lender requires a lease extension. I have called my Mitcham bank branch on numerous occasions and was told it wasn't a problem and they would lend. My Mitcham conveyancing solicitor - who is on the bank conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?

As long as the property lawyer is on the lender approved list, she or he must follow the CML Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I need some expedited conveyancing in Mitcham as I am under an ultimatum to exchange contracts within 4 weeks. A home loan is not required. Can I escape the need for conveyancing searches to save money and time?

As you are are a mortgage free purchaser you have the choice not to have searches conducted although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in Mitcham the following are examples of issues that can arise and therefore impact future mortgageability: Refused Planning Applications, Overdue Charges, Overdue Grants, Unadopted Roads,...

The estate agent has sent us the confirmation of our purchase of a new build apartment in Mitcham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Mitcham

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. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.

I am looking into buying my first house which is in Mitcham and I am already nervous. I couldn't find anything specific about Mitcham. Conveyancing will be needed in due course but do you know about the Mitcham area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Mitcham. In the meantime here are some basic statistics that we found