Is the fact that my conveyancer in Roehampton is not on my lender's conveyancing panel that there is a problem with the standard of the firm’s conveyancing?

That would more than likely be an incorrect assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (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. Where you are concerned you should simply call the Roehampton conveyancing firm and ask them why they are no longer on the approved list for your bank.

Is there a reason why leasehold purchase conveyancing in Roehampton costs more?

Roehampton leasehold properties involve far more paperwork than a freehold purchase, and therefore takes more time to examine and advise upon.Conveyancing will involve the lease having to be checked which is usually a lengthy document, queries raised to ensure that the covenants and conditions have been observed. If it is a flat there will be a management company in existence and the accounts of this will need to be checked and enquiries raised to ensure it is operating efficiently and that all monies due have been paid by the Seller to the company and if not ensuring that money is paid up to date or the appropriate undertakings obtained.

I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Roehampton I like with amenity areas and station nearby, the downside is that it only has 51 years unexpired on the lease. I can't really find anything else in Roehampton for this price, so just wondered if I would be making a mistake buying a short lease?

If you require a mortgage the shortness of the lease may be an issue. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

In my capacity as executor for the estate of my grandfather I am selling a residence in Newport but reside in Roehampton. My lawyer (who is 260 miles awayneeds me to sign a statutory declaration ahead of completion. Can you recommend a conveyancing lawyer in Roehampton who can witness this legal document for me?

strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will suffice regardless of whether they are Roehampton based

We had our mortgage approved on Monday with our lender. We instructed a long established conveyancer in Roehampton last week. This morning, our mortgage adviser phoned to advise us that the bank said that we cannot use our solicitor as they aren't on their 'approved list'. As FTB's, we had no idea that the mortgage company had some control over our choice Is this permitted?

You are permitted to select any property lawyer you wish to choose including the said conveyancer in Roehampton nevertheless if they are not on the your lender's approved list you would have to fork out additional cost so the mortgage company can instruct their own conveyancer too. It may be conceivable that your solicitor may apply to get included on to the bank panel. Do make the most of internet tools including lenderpanel.com to find a conveyancing solcitor in Roehampton on the mortgage company panel. You can go into your local mortgage company branch in Roehampton. They will know some good conveyancing solicitors in Roehampton on the lender panel.