I went with a high street lawyer for our conveyancing in Tooting Bec recently. Upon checking the small print I seeI am liable for fees even where the transaction does not complete. Would I be best advised to choose an internet solicitor practice promoting no-sale-no-fee conveyancing in Tooting Bec?

Generally there is a concession along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will tend to be be uplifted to offset the conveyances that fail to complete. Do bear in mind that these schemes tend not to protect you from disbursements by way of example Tooting Bec conveyancing search costs.

I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Tooting Bec with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?

There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

I have paid off my mortgage with Santander. I assume I don't need a Tooting Bec lawyer on the Santander panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
3. Santander has instructed the Land Registry to do so

Completion of my purchase has taken place for my property in Tooting Bec. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?

Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team 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 who will take matters further.

Bank of Ireland have agreed my mortgage in principle, my bid on a property in Tooting Bec has been agreed to, what happens next?

The estate agent will need to be informed of your property lawyer's details (be sure the conveyancing practitioners are on the lender’s panel). Call up Bank of Ireland or the financial adviser and finish off any outstanding paperwork. Bank of Ireland will sellect a valuer who will get in contact with the selling agent or vendor to schedule a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately ten days to receive the mortgage offer. Bank of Ireland will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Tooting Bec.

My wife and I have a 4 bedroom Georgian property in Tooting Bec. Conveyancing solicitor represented me and Santander. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Tooting Bec and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing practitioner who conducted the work.

The estate agent has sent us the confirmation of our purchase of a new build flat in Tooting Bec. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be 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 Bec

Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants.