We are purchasing a property and need a conveyancing solicitor in Upper Tooting who is on the Skipton approved panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Skipton . We don't recommend any particular firms conducting conveyancing in Upper Tooting.
I have a decision in principle. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to use a Upper Tooting based conveyancing firm?
You should check but the chances are that appoint one of their panel solicitors should you accept the "fee-free" deal. Contact the mortgage company and see if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as a further option in which case that money can go towards the cost for your conveyancing solicitor in Upper Tooting.
Is it the case that all Upper Tooting conveyancing solicitors on the RBS conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the RBS conveyancing panel they would need to be regulated by the SRA. Many banks do permit licenced conveyancers on their panel and in such a situation the organisation would be regulated by the Council of Licensed Conveyancers.
I am buying a property in Upper Tooting. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender UBS be concerned?
Given that your lender is UBS your lawyer must comply with the conveyancing instructions outlined in Section two of UK Finance Lenders’ Handbook for UBS. The CML Handbook sets out minimum provisions for solar panel roof-space leases, and property lawyers are required to report to UBS where a lease does not comply with these provisions. The specifications relate to the installation of panels on properties nationwide and is not restricted to Upper Tooting.
I am selling my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being pedantic. The Upper Tooting solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Upper Tooting differ for newly converted properties?
Most buyers of new build or newly converted property in Upper Tooting contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Upper Tooting tend to buy the real estate, 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 conveyancers 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 used to new build conveyancing in Upper Tooting or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a straight forward, chain free conveyancing. Upper Tooting is where the house is located. What do you suggest?
Flying freeholds in Upper Tooting are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Upper Tooting you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Upper Tooting may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.