My fiance and I wish to acquire a 3 bedroom flat in Tooting with a mortgage from Coventry Building Society.We have a Tooting conveyancing solicitor but Coventry Building Society informed us he's not listed on their approved list of firms. It seems we have no choice but to instruct a Coventry Building Society panel solicitor or retain our high street solicitor and pay for a Coventry Building Society panel lawyer to act for them. This seems very unfair; is there anything we can do?

No, not really. The mortgage offered to you is subject to its terms and conditions, a common one being that conveyancers needs to be on the Coventry Building Society solicitor panel. Until recently, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Coventry Building Society

The deeds to my home can not be found. The solicitors who conducted the conveyancing in Tooting 10 years ago are no longer around. What are my options?

These day there are duplicates made of almost everything, and your conveyancer will know exactly where to look for all the suitable paperwork so you may buy or dispose of your property without any difficulty. If copies can’t be found, your lawyer may be able to put in place insurance or indemnities against future claims on your premises.

About to purchase a new build flat in Tooting. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Tooting

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

I'm converting the mortgage on my current home to a BTL mortgage with Barclays Direct and intend to use the remaining equity as a deposit on a second property. The area we are talking about is Tooting. Will your lawyers be able to act for the two banks and tie in the two deals?

Do use our search tool on this site to ensure that the conveyancers are on the relevant lender panels. Having checked that they are your conveyancer should be able to tie up the two deals but you should talk with you lawyer and specify your expectations and needs.

Is planning permission needed to convert a house into two appartments in Tooting? This has been done to a house adjacent to a relative in Tooting and was ignorant of the conversion until it was finished.

Planning Permission yes. Building Reg Approval yes.