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

It would not be wise to jump to that conclusion. There are all sorts of perfectly plausible explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor 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 Mitcham Junction conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

My Mitcham Junction solicitor has identified a discrepancy between the surveyor’s assumptions in the home valuation survey and what is in the conveyancing documents. My solicitor has advised that he needs to check that the lender is OK with this discrepancy and is still content to lend. Is my conveyancer’s stance appropriate?

Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.

I am looking for a flat up to £305k and found one near me in Mitcham Junction I like with a park and transport links nearby, however it's only got 51 years unexpired on the lease. I can't really find anything else in Mitcham Junction suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?

If you need a home loan that many years will be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.

My cousin has urged me to use his lawyers for conveyancing in Mitcham Junction. Should I find my own conveyancer?

There are no two ways about it it’s preferable to select a conveyancing lawyer is to seek feedback from friends or relatives who have actually used the firm that you are considering.

There are a lot of houses in Mitcham Junction on private roads. My husband and I are purchasing such a property. What would be the pros and cons of buying a house on a private road?

Mitcham Junction conveyancing solicitors are well versed in dealing propertieson private. Your conveyancer will investigate title to identify any rights or responsibilities. In many cases there is a residents association that residents pay into to maintain the road. If one exists, the road will likely be maintained and look nicer than council maintained.