It is is a decade since I acquired my house in Wimbledon. Conveyancing solicitors have just been retained on the sale but I can't track down my title deeds. Is this a problem?

You need not be too concerned. Firstly there is a chance that the deeds will be retained by the mortgage company or they may be in the possession of the lawyers who handled your purchase. Secondly in most cases the property will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing solicitors obtaining up to date copy of the land registers. Nearly all conveyancing in Wimbledon involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.

Will my conveyancing lawyers need to check that the building insurance when buying a house in Wimbledon. My lender is The Mortgage Works

The Mortgage Works have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 9/4/2024, the requirements read as follows :

I am assisting my mother sell her property in Wimbledon. Does the conveyancer order an energy assessment or it is for the seller to see to?

After the demise of Home Packs, EPC’s was maintained a required component of moving house. An EPC must be to hand in advance of the property being advertised. This is not as aspect of the sale process that solicitors ordinarily arrange. Where you are using a Wimbledon conveyancing solicitor they might be willing to arrange energy performance certificates due to their contacts with long established Wimbledon accredited person

It is not clear whether my bank requires a lease extension. I have called my Wimbledon bank branch on various occasions and was reassured it wasn't an issue and they will lend. My Wimbledon conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they will not lend in accordance with their specific requirements. Who do I believe?

The solicitor must comply with the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am selling my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being difficult. The Wimbledon solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.

Over the last few months I have been searching for a ground for flat up to £305k and found one close by in Wimbledon I like with amenity areas and railway links nearby, however it's only got 61 years unexpired on the lease. I can't really find anything else in Wimbledon in this price bracket, so just wondered if I would be making a mistake buying a short lease?

Should you need a mortgage that many years will likely be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.

I'm selling a property in Wimbledon. I have found my conveyancer's company on the Law Society's list, but I can't locate my lawyer's name on the list. Is this a big problem?

Not all staff in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be conducted by unlicensed staff.