Me and my partner are planning to purchase a 3 bedroom flat in South Wimbledon with a mortgage. We wish to retain our South Wimbledon lawyer, but the mortgage company advise he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our South Wimbledon solicitor and pay for one of their panel ones to represent them. We feel that this is inequitable; are we not able to insist that the bank use our South Wimbledon property lawyer ?

Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your South Wimbledon conveyancing solicitor to apply to be on the conveyancing panel.

I purchased a freehold property in South Wimbledon but still charged rent, why is this and what is this?

It’s unusual for properties in South Wimbledon and has limited impact for conveyancing in South Wimbledon but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges post 1977.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.

Is there a search tool that I can utilise to investigate if the solicitor carrying out my conveyancing in South Wimbledon is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Santander thus spending £187.00 plus VAT in further legal fees.

Please do take advantage of the search tool on this site. Pick the mortgage company and type ‘South Wimbledon’ or your location and you will discover a number of lawyer offices in South Wimbledon or by proximity to you.

A relative advised me that in purchasing a property in South Wimbledon there may be a number of restrictions prohibiting external changes to the property. Is this right?

There are a number of properties in South Wimbledon which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in South Wimbledon should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

My wife and I purchasing a 4 bedroom semi-detached house in South Wimbledon. We would like to convert the garage to an office at the property.Will the conveyancing process involve investigations to see if these alterations are allowed?

Your property lawyer will check the registered title as conveyancing in South Wimbledon can occasionally reveal restrictions in the title deeds which prohibit certain alterations or need the permission of another owner. Some additions require local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.

Are all South Wimbledon Conveyancing Quality Solicitors on the Skipton conveyancing list of approved practices?

Some major lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

My husband and I may need to let out our South Wimbledon garden flat for a while due to a new job. We used a South Wimbledon conveyancing firm in 2004 but they have since shut and we did not think at the time get any guidance as to whether the lease allows us to sublet. How do we find out?

The lease dictates relations between the freeholder and you the leaseholder; specifically, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in South Wimbledon do not prevent strict prohibition on subletting – such a provision would adversely affect the market value the property. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the tenancy agreement.

I inherited a first floor flat in South Wimbledon. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the premium payable for the purchase of the freehold?

if there is a absentee landlord or where there is dispute about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to calculate the premium.

An example of a Lease Extension matter before the tribunal for a South Wimbledon residence is 14 Nutwell Street in January 2014. The premium payable for the acquisition of a new lease of the subject premises was in the sum of £30,523 This case related to 1 flat. The unexpired lease term was 62.94 years.