I plan on purchasing an apartment in Tolworth. My Solicitor is not listed on the bank conveyancing list. Is it possible for me to continue with my Tolworth conveyancing solicitor even though they are excluded from the bank list of approved lawyers?

You have numerous choices available to you here

• Proceed with your existing Tolworth property lawyer but your bank will need to use a property lawyer from their conveyancing panel. This will result in additional cost together with probable frustration.
• Get a fresh solicitor to act in the purchase, ensuring that they are on the bank conveyancing panel.
• Convince your conveyancer to do everything within their powers to join the bank’s panel of solicitors

The owners have rather assertive sellers who has suggested a preliminary contract with a non-refundable deposit 10k. Is it wise to enter into such agreements?

This kind of agreement is not the norm in Tolworth, conveyancers will often sway clients away from them as they detract from the main conveyancing focus and if you end up losing your deposit then the lawyer at best left with an upset client and at worst a litigious one. Furthermore, there is no certainty that just because the owner has signed a lock out contract they will complete the sale with you. They may breach the contract if they receive a big enough financial inducement to do so because an aggrieved claimant with the benefit of a lockoutcontract will still be legally obliged to show losses as a consequence of the breach and these may not equate the extra amount that your vendor may secure by breaching the agreement, however morally unworthy it undoubtedly is.

I am downsizing from our property in Tolworth and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers are using a web based conveyancing outfit rather than a conveyancing solicitor in Tolworth. We have lived in Tolworth for six years we know of no issue. Should we get in touch with our local Authority to get confirmation that there is no issue.

It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must 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 sickness)

How does conveyancing in Tolworth differ for new build properties?

Most buyers of new build property in Tolworth approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Tolworth tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Tolworth or who has acted in the same development.

Back In 2003, I bought a leasehold house in Tolworth. Conveyancing and Accord Mortgages Ltd mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Tolworth who acted for me is not around. Any advice?

The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. It is not necessary to instruct a Tolworth conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Following years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Tolworth. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

You certainly can. We are happy to put you in touch with a Tolworth conveyancing firm who can help.

An example of a Lease Extension case for a Tolworth property is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.