It may have been a long time coming a loan offer from HSBC for the refinancing of my 3 bedroom garden flat is coming by the end of next week. Could you propose a low cost conveyancing solicitor in Mitcham Junction?

This site is not designed to help those in their quest for the cheapest conveyancing in Mitcham Junction. Our aim is to provide excellent value conveyancing but our intention is not to work with the cheapest lawyers. Resist the temptation to appoint organisations seducing you with low cost conveyancing in Mitcham Junction. The optimum result, in going for low cost conveyancing, you will earn what you pay for and at worst it will result in you paying a lot in additional fees and still not end up with the service expected.

We note that you have a post code search directory listing solicitors on the Leeds Building Society conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Mitcham Junction?

We are a listing service only for law firms wishing to communicate if they are on the Leeds Building Society conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Mitcham Junction.

We previously selected conveyancers locally in Mitcham Junction on the Principality solicitor panel. They have just invoiced me a further sum for dealing with the Principality mortgage. Is this a supplemental conveyancing fee set by Principality?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your property lawyer may charge a fee for this. This charge is not set by Principality but by your Mitcham Junction lawyer. Numerous firms on the Principality panel will quote an ‘acting for lender’ fee and others do not.

I am selling my flat. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being problematic. The Mitcham Junction solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I have instructed a Mitcham Junction conveyancing practitioner having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?

Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Mitcham Junction postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Mitcham Junction.

I am thinking of appointing a conveyancing solicitor in Mitcham Junction for my home move. Is it possible to see a solicitor's complaints history with the legal regulator?

One may review presented Solicitor Regulator Association (SRA) determinations resulting from inquisitions commenced on or after Jan 2008. Visit Check a solicitor's record. To find records Pre 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training reasons.

There are numerous houses in Mitcham Junction on private roads. I am purchasing such a house. What are the advantages and disadvantages of purchasing a property on a privately owned road?

Mitcham Junction conveyancing practices will be used to dealing propertieson unadopted roads. Your conveyancing practitioner should review the Land Registry data to identify any rights or responsibilities. It is possible that there is a residents association that residents make annual payments to maintain the road. Where one exists, the road should be maintained and look nicer than publicly maintained.