Am I correct in assuming that the fact that my solicitor in Mortlake is not listed on my bank's solicitor panel that there is a problem with the quality of his work?
It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. A recent report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should contact the Mortlake conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
We are about to exchange on the purchase of a property in Mortlake but as a result of wreckage from a small fire at the property I have was able negotiate reparation from the owner of £2k in the form of a adjustment in the price. This was going to be addressed as part of a side agreement but Barclays are not allowing this. Why were they notified?
Any conveyancing practitioner that is on a Barclays approved list is required to advise Barclays of any amendments to the purchase price. If you were to refuse your lawyer to report the price change to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new property lawyer for your conveyancing in Mortlake.
My wife and I are close to exchanging contracts on the sale of our house in Mortlake and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any high street Mortlake lawyer would know this is not the case. It does beg the question why the buyers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Mortlake. Having lived in Mortlake for 4 years we know of no issue. Do we contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Mortlake I like with amenity areas and railway links nearby, however it only has 49 years on the lease. I can't really find anything else in Mortlake suitable, so just wondered if I would be making a grave error buying a short lease?
Should you require a home loan that many years may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this.
I am four weeks into a freehold purchase having been directed to solicitors by the high street agent to perform conveyancing in Mortlake. I am not happy. Can you help me find new solicitors?
A lawyer would have to be very poor to suggest diss instructing them. Has the mortgage been issued? If so you will need to advise them of the replacement lawyer and get the offer are re-issued. Your new conveyancer needs to be on the banks panel to avoid added costs and complications. That should be your first question of the new solicitors. The find a solicitor tool can assist you in finding a bank approved lawyer for your home move in Mortlake