My husband and I have arranged the release of further monies on our home loan from Santander as we wish to carry out renovations to our house in Tokyngton. Do we need to appoint a nearby Tokyngton solicitor on the Santander conveyancing panel to deal with the legals?

Santander do not ordinarily require firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.

The formalities of my remortgage has taken place for my property in Tokyngton. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?

All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.

I was told two weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Tokyngton is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.

I am selling my home. My previous lawyers have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Tokyngton if that makes things easier.

You should use our search tool to help you choose a solicitor for your conveyancing in Tokyngton. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.

We are a fortnight into a freehold purchase having been directed to solicitors by the selling agent to handle our conveyancing in Tokyngton. We are not happy. Can you you assist me in finding new solicitors?

They would need to be very poor to suggest replacing them. Has your loan offer been generated? In the event that it has you will need to inform them of the new contact details and get the offer are issued to the new lawyers. The conveyancer should be on the mortgage company panel to avoid supplemental expenses and frustration. So that should be your starting point. Our find a solicitor tool should assist you in finding a lender approved conveyancer for your conveyancing in Tokyngton

I would like to sublet my leasehold flat in Tokyngton. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?

Notwithstanding that your last Tokyngton conveyancing lawyer is no longer available you can check your lease to check if it allows you to sublet the property. The rule is that if the deeds are non-specific, subletting is allowed. Quite often there is a prerequisite that you need to seek permission via your landlord or other appropriate person prior to subletting. The net result is you not allowed to sublet in the absence of first obtaining permission. The consent is not allowed to be unreasonably withheld. If your lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.

I am the registered owner of a two-bedroom flat in Tokyngton. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the amount due for a lease extension?

in cases where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the LVT to make a decision on the price payable.

An example of a Lease Extension case for a Tokyngton residence is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case was in relation to 1 flat. The unexpired term was 74 years.

Our conveyancer in Tokyngton has identified a a problem with the lease for the apartment we are purchasing in Tokyngton. The other side have suggested defective title insurance as a solution. We are content with insurance and will cover the costs. Our lawyer says that as he is on the bank conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.