Am I correct in assuming that the fact that my solicitor in Merton is not identified on my lender's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?

That is most likely an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator indicated that over three quarters 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. Should you be concerned you should contact the Merton conveyancing firm and enquire why they are no longer on the approved list for your bank.

It is 10 years ago since I acquired my property in Merton. Conveyancing solicitors have now been instructed on the sale but I am unable to locate the title documents. Is this a major issue?

You need not be too concerned. Firstly the deeds may be with your mortgage company or they may be in the possession of the conveyancers who handled the purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. The vast majority of conveyancing in Merton involves registered property but in the unlikely event that your property is unregistered it adds to the complexity but is resolvable.

I am buying a new build apartment in Merton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Merton

The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.

Is it simple use the search facility to choose a conveyancing practitioner in Merton on the authorised to act for my lender?

1st pick a bank such as Santander, Chelsea Building Society or Britannia then specify your location for instance Merton. Conveyancing organisations in Merton and across England and Wales will then be shown.

I am hoping to sign contracts shortly on a leasehold property in Merton. Conveyancing lawyers assured me that they report fully within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Merton should include some of the following:

You should know if the lease permits you to add or improve anything in the property- you must know whether it applies to all alterations or limited to structural alteration, and whether consent is required specifics of the parties to the lease, for example these could be the (you), superior lessor, landlord Advice concerning the obligations as set out in the lease to pay service charges - in respect of the block, and the wider rights a lessee enjoys You should be sent a copy of the lease

Merton Leasehold Conveyancing - A selection of Queries Prior to Purchasing

On the whole the outlay for major works tend not to be incorporated into the maintenance charges, albeit that some managing agents in Merton require leasehold owners to pay into a sinking fund and this is used to offset against major repairs or maintenance. It is important to be aware whether window replacement or some other significant cost is coming up that will be shared amongst the tenants and will dramatically increase the the service costs or necessitate a one time payment. How many years are left on the lease?