I am getting a mortgage with Nat West. I intend to use a Licensed Conveyancer in Mitcham Junction. Does the Nat West Solicitor panel include conveyancers regulated by the CLC?

The Nat West conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.

The Mitcham Junction conveyancing firm handling our Mitcham Junction conveyancing has spotted a difference between the surveyor’s assumptions in the home valuation survey and what is revealed within the title deeds. My solicitor has advised that he is obliged to ensure that the lender is happy with this discrepancy and is still content to lend. Is my lawyer’s course or action correct?

Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. 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.

We note that you have a search directory identifying solicitors on the Yorkshire BS conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Mitcham Junction?

We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Mitcham Junction.

We had chosen solicitors located in Mitcham Junction on the RBS solicitor approved list. They are now charging me a supplemental amount for handling the RBS mortgage. Is this an additional conveyancing fee set by RBS?

Provided it is contained in their Terms of Engagement or estimate then yes your solicitor is entitled to levy a fee for this. The fee is not dictated by RBS but by your Mitcham Junction lawyer. Plenty of firms on the RBS panel will quote an ‘acting for lender’ fee and others do not.

I am expecting a OIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Mitcham Junction solicitors on the Barclays conveyancing panel, or is it better to find our own lawyer?

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

I have paid off my mortgage with Skipton. I assume I don't need a Mitcham Junction conveyancing practitioner on the Skipton panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Skipton has sent the Land Registry the discharge electronically, and
3. Skipton has instructed the Land Registry to do so

Due to the encouragement of my in-laws I had a survey completed on a house in Mitcham Junction prior to retaining solicitors. I have been advised that there is a flying freehold element to the house. The surveyor has said that some mortgage companies tend not issue a loan on this type of house.

It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. Should you wish to call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Mitcham Junction. Conveyancing will be smoother if you use a solicitor in Mitcham Junction especially if they are acquainted with such properties in Mitcham Junction.