Me and my partner are purchasing a 1 bedroom flat in Westcombe Park with a mortgage. We have a Westcombe Park solicitor, however the mortgage company advise he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Westcombe Park and pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’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. Another option that might be available is for your Westcombe Park conveyancing lawyer to apply to be on the conveyancing panel.

Having sold my house in Westcombe Park last August yet the purchaser is whats apping every few hours complaining that her lawyer needs to hear from mine. What are the post completion sale legalities now that I have sold?

Following your house sale your conveyancer should forward the transfer documentation and all supplemental paperwork to the buyer’s conveyancer. Where relevant, your conveyancer should also send confirmation that the mortgage has been redeemed to the purchasers lawyers. There are no post completion procedures unique to conveyancing in Westcombe Park.

When it comes to mortgage companies such as , do Westcombe Park face an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.

I had a mortgage agreed in principle with . Westcombe Park conveyancing lawyers are appointed. What is the average time that one could expect to receive a mortgage offer from ?

There is no definitive answer here. Have conducted the valuation? Have you advised as to your lawyers' details and checked that your lawyers are on the conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I'm in the process of viewing flats in Westcombe Park and I am about to put in an offer. Is it wise to have my on ‘stand by’? I will be getting a home loan with .

It would be advisable to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the estate agent. Given that you are getting a mortgage with , ask your prospective lawyers if they are on the conveyancing panel otherwise they can't do the mortgage legal work.

Should our lawyer be asking questions concerning flooding as part of the conveyancing in Westcombe Park.

The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Westcombe Park. Plenty of people will buy a property in Westcombe Park, fully expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.

Conveyancers are not best placed to offer advice on flood risk, but there are a number of checks that may be carried out by the purchaser or by their solicitors which should figure out the risks in Westcombe Park. The standard completed inquiry forms sent to a buyer’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to determine if the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the seller, then a buyer may commence a claim for damages as a result of such an misleading response. A purchaser’s solicitors should also commission an enviro search. This should indicate whether there is a recorded flood risk. If so, further inquiries will need to be made.

Hoping to buy a property located in Westcombe Park and I am already nervous. I couldn't find anything specific about Westcombe Park. Conveyancing will be needed in due course but do you know about the Westcombe Park area? or perhaps some other tips you can share?

Rather than looking online forget looking online you should go and have a look at Westcombe Park. In the meantime here are some basic statistics that we found