Please explain the implications if my lawyer’s firm is removed from the UBS Conveyancing panel ahead of completing my conveyancing in South West London?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am intent on selling our property in South West London and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local lawyer would know this is not the case. For the life of me I don't know why the purchasers used a web based conveyancing firm rather than a conveyancing solicitor in South West London. Having lived in South West London for 4 years we know that this is a non issue. Do we contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am looking for a ground for flat up to £245,000 and identified one round the corner in South West London I like with amenity areas and station in the vicinity, the downside is that it only has 49 years on the lease. I can't really find anything else in South West London suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage that many years may be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for a minimum of twenty four months you may request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
What does commercial conveyancing in South West London cover?
Non domestic conveyancing in South West London incorporates a broad range of services, supplied by qualified solicitors, relating to business premises. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
Should I cancel the direct debit for my mortgage with HSBC once a completion date for my home sale in South West London has been agreed?
You would be well advised to keep paying any mortgage sums to HSBC until the mortgage is discharged from the proceeds of sale as part of your South West London conveyancing.