Am I correct in assuming that the fact that my solicitor in South Wimbledon is not listed on my lender's solicitor panel that there is a problem with the standard of her work?

That is more than likely a wrong assumption to make. There are plenty of reasonable explanations. Just recently a 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) 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. If you are concerned you should contact the South Wimbledon conveyancing firm and enquire why they are no longer on the approved list for your bank.

Do I find a Licenced Conveyancer or Solicitor for conveyancing in South Wimbledon?

There are many registered licenced Conveyancers in South Wimbledon and Solicitor practices in South Wimbledon who provide Conveyancing services We would stress that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.

Can I be sure that the South Wimbledon conveyancing solicitor on the HSBC panel is any good?

When it comes to conveyancing in South Wimbledon seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your transaction.

About to purchase maisonette in South Wimbledon. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the South Wimbledon conveyancer is on the Santander conveyancing panel.

Have purchased a a terraced house in South Wimbledon , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My South Wimbledon conveyancing solicitor has been painfully slow, so I want to be certain that my purchase is recorded.

As far as conveyancing in South Wimbledon is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether it is in order and whether the Land registry must send notices to any other parties. At present in the region of 80% of such applications are fully dealt with within two weeks but some can be subject to extensive hold-ups. Historically registration takes place once the buyer is living at the premises thus 'speed' is not typically an essential issue yet if it is urgent that the the registration takes place urgently then you or your conveyancer can speak with the land registry and explain the circumstances.

I am the registered owner of a a ground floor purpose built flat in South Wimbledon. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the premium due for a lease extension?

in cases where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to arrive at the price.

An example of a Lease Extension decision for a South Wimbledon premises 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 affected 1 flat. The unexpired term as at the valuation date was 62.94 years.

What are the frequently found deficiencies that you come across in leases for South Wimbledon properties?

Leasehold conveyancing in South Wimbledon is not unique. All leases are unique and drafting errors can sometimes mean that certain sections are missing. For example, if your lease is missing any of the following, it could be defective:

Clauses dealing with recovering service charges for expenditure on the building or common parts.

A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Lloyds TSB Bank, Leeds Building Society, and Clydesdale all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to pull out.

I need to find a lender panel solicitor in South Wimbledon. Can you assist?

It is not clear why you need a South Wimbledon panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in South Wimbledon are on their panel . If you do find such a firm in South Wimbledon not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site