My mortgage broker has requested my South West London solicitor’s panel reference for the Santander conveyancing panel. Can you suggest how I obtain this. I have tried my local South West London office but they have not responded to me.
You are best placed to get this information from your South West London conveyancer . Most South West London law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
Can you point me to a directory of UBS panel solicitors in South West London on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the CML or Building Society Association websites. A small selection of banks make their panel listings viewable over the internet. If you are in need of a South West London solicitor on the UBS please use our tool.
I have paid off my mortgage with Clydesdale. I assume I don't need a South West London conveyancer on the Clydesdale panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Clydesdale 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 Clydesdale mortgage from the register. Clydesdale, 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:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in South West London. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
We are 17 days into a residential purchase having been referred to solicitors by the local agent to do our conveyancing in South West London. We are not happy. Can you you assist me in finding new conveyancers?
They would have to be really bad in order to consider changing them. Has your mortgage offer been sent? In the event that it has you will need to make them aware of the new solicitor and ensure the offer are re-sent. The conveyancer should be on the banks approved list to avoid added expenses and delays. That should be your starting point. The find a solicitor tool can help you find a bank approved lawyer for your conveyancing in South West London
I've recently bought a leasehold house in South West London. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I have tried to negotiate informally with with my landlord to extend my lease without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a South West London conveyancing firm to represent me?
Absolutely. We can put you in touch with a South West London conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a South West London residence is 78 & 80 Newport Road in January 2013. the Tribunal concluded that the premium to be paid by the leaseholder in respect of the freehold reversion is £23,105 This case was in relation to 2 flats. The unexpired residue of the current lease was 71.63 years.
My friend mentioned that when choosing a conveyancing lawyer they must be approved by your lender. I am novice purchaser but I have an offer in principle via Virgin Money and I already have a family conveyancing lawyer in South West London lined up. Can Halifax require an approved solicitor to be used? If so, where can I find that list so I can pick a conveyancing lawyer in South West London?
You should instruct a solicitor that is on the Halifax panel. The first thing to do is ring your chosen South West London conveyancing solicitor and ask if they are on the Halifax panel. If they are not approved you have a number of options open to you here:
- Proceed with your preferred South West London conveyancer but Halifax will need to use a property lawyer from their conveyancing panel. The net impact is additional charges together with likely frustration.
- Choose a new property lawyer to act in the purchase, ensuring that they are on the Halifax conveyancing panel.
- Convince your conveyancer to apply to join the mortgage company panel.