I am selling my maisonette in Tolworth and the estate agent has just text me to warn that the purchasers are changing their property lawyer. The reason given is that the mortgage company will only work with property lawyers on their approved list. On what basis would a big named mortgage company only deal with specific solicitors rather the firm that they want to select to handle their conveyancing in Tolworth ?

UK lenders have always had panels of law firms that can act for them, but in the past few years big names such as Nationwide, have considered and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.

Lending institutions attribute this action to a rise in fraud by way of justification for the pruning – criteria have been stiffened as a smaller panel is easier to maintain. Banks tend not to reveal how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society claims that it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.

How does conveyancing in Tolworth differ for new build properties?

Most buyers of new build residence in Tolworth approach us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because developers in Tolworth usually acquire 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 property lawyers 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 Tolworth or who has acted in the same development.

I opted to have a survey completed on a property in Tolworth ahead of appointing conveyancers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some banks may refuse to grant a mortgage on such a house.

It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Tolworth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Tolworth to see if the conveyancing will be more expensive.

I was pointed in your direction by numerous estate agents in Tolworth to select a property lawyer using your seach tool. Is there a financial inducement for Estate Agents to offer your site over another?

We refuse to give any referral fee for pointing buyers and sellers in our direction. We thought it would be too underhand to pay a commission as members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.

I own a leasehold flat in Tolworth. Conveyancing and Alliance & Leicester mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Tolworth who previously acted has now retired. Do I pay?

First contact HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to incur the fees of a Tolworth conveyancing lawyer to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Having spent years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Tolworth. Can we issue an application to the Residential Property Tribunal Service?

Most certainly. We are happy to put you in touch with a Tolworth conveyancing firm who can help.

An example of a Lease Extension decision for a Tolworth premises 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 affected 1 flat.