Am I correct in assuming that the fact that my conveyancer in Norbiton is not identified on my mortgage company's conveyancing panel that there is a problem with the standard of his conveyancing?

That would most likely be a wrong assumption to make. There are plenty of reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the lawyer 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 simply call the Norbiton conveyancing firm and enquire why they are no longer on the approved list for your lender.

How does conveyancing in Norbiton differ for newly converted properties?

Most buyers of new build residence in Norbiton approach us having been asked by the seller to exchange contracts and commit to the purchase even before the residence is constructed. This is because house builders in Norbiton tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Norbiton or who has acted in the same development.

We're first time buyers - agreed a price, yet the selling agent has warned us that the vendor will only go ahead if we use their chosen conveyancers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a high street solicitor who is accustomed to conveyancing in Norbiton

We suspect that the owner is unaware of this request. If they want ‘a quick sale', alienating a motivated purchaser is not the way to achieve this. Speak to the owners direct and make sure they comprehend that (a)you are keen to buy (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you will continue to instruct your preferred Norbiton conveyancing lawyers - as opposed tothose that will provide their negotiator at the agency a kickback or meet his conveyancing figures set by senior management.

What are your top tips when it comes to choosing a Norbiton conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Norbiton conveyancing practice) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Norbiton conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be helpful:

What volume of lease extensions has the firm completed in Norbiton in the last 12 months?

I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Norbiton conveyancing firm to help?

if there is a missing freeholder or if there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the LVT to judgment on the price payable.

An example of a Lease Extension case for a Norbiton property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.

How much experience do your Norbiton conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?

Norbiton conveyancing lawyers help thousands of people move home every year and helped lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Norbiton conveyancers have worked on recent similar cases.