It is 10 years ago since I acquired my property in Putney. Conveyancing solicitors have recently been retained on the sale but I can't track down the title deeds. Will this jeopardise the sale?

You need not be too concerned. Firstly there is a chance that the deeds will be kept by your lender or they may be in the possession of the solicitor who oversaw the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers acquiring current official copies of the land registers. Almost all conveyancing in Putney involves registered property but in the unlikely event that your home is unregistered it adds to the complexity but is not insurmountable.

I am considering applying for a Santander mortgage for purchase of a newly converted (under development) in Putney with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Santander ?

In theory, you could use a solicitor that is not on the Santander conveyancing panel, but Santander would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.

I am buying a property in Putney. A rare aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that you are obtaining a mortgage with Nottingham your lawyer must check the conveyancing requirements outlined in Part 2 of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook contains minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Nottingham where a lease fails to meet these provisions. The provisions relate to the installation of panels on properties nationwide and is not isolated to Putney.

We were going to get a DIP from Co-operative this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Putney solicitors on the Co-operative conveyancing panel, or is it better to go independently?

You will need to appoint Putney solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.

I have paid off my mortgage with Aldermore. I assume I don't need a Putney conveyancing practitioner on the Aldermore panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Aldermore has sent the Land Registry the discharge electronically, and
3. Aldermore has instructed the Land Registry to do so

We are purchasing a house and the solicitor has identified Chancel Repair for which the house could be obligated to pay given it’s proximity to the area of such a church. He has suggested insurance. Is this strictly required for conveyancing in Putney

Unless a previous acquisition of the premises took place post 12 October 2013 you may expect lawyers handling conveyancing in Putney to remain recommending a chancel search and or chancel repair liability policy.

My company is intending to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering no-sale-no charges for non-domestic conveyancing in Putney for below £2000?

We can recommend firms who have an in-depth of experience of commercial conveyancing in Putney, including the sale and acquisition of businesses as well as simply premises. If you are hoping to purchase or sell a shop, pub, restaurant, office, retail premises or a complete business we will find you the right solicitor. As for the charges this will depend on the structure and terms of the deal. Let us have your details or email us so that we can supply you with comprehensive commercial conveyancing quote.