I am progressing with the sale of my house in Worcester Park and the estate agent has just e-mailed to advise that the buyers are appointing a new conveyancer. The reason given is that the lender will only work with solicitors on their conveyancing panel. Why would a major lender only deal with specific lawyers rather the firm that they want to appoint for their conveyancing in Worcester Park ?

Banks have always had an approved set of law firms they are content to work with, but in the past few years big names such as Nationwide, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for decades.

Lenders point to the increase in fraud by way of justification for the reduction – criteria have been tightened as a smaller panel is easier to monitor. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is being contacted daily by practices that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.

Me and my partner are buying a house in Worcester Park. It might be a silly question but how we can trust a lawyer? On completion day we have to put funds into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

I'm at the point of looking at houses in Worcester Park and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a home loan with .

You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are getting a mortgage with , make sure you remember to check that your lawyer is on the conveyancing panel.

I recently had an offer agreed on a house in Worcester Park. My mortgage broker pressured me to appoint their . I paid an upfront payment of £175. A few days later, the called me sheepishly admitting that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

Do commercial conveyancing searches disclose impending roadworks that may impact a commercial property in Worcester Park?

Its becoming the norm that commercial conveyancing solicitors in Worcester Park will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Worcester Park. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Worcester Park.

For each commercial conveyancing transaction in Worcester Park it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Worcester Park commercial conveyancing transactions as well as present a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Worcester Park.

Are there any apps to assist me to identify a Worcester Park law firm on the conveyancing panel? I drive a motor bike and am willing to travel upto 20kilometers to meet the solicitor.

Feel free to make use of the search on this website. Please select a mortgage company and your location and you will see a number of Worcester Park conveyancing lawyers locally. We have listed some Worcester Park conveyancing firms at the bottom of this page and you can call them to see if they are on the approved list

I bought a 1 bedroom flat in Worcester Park, conveyancing having been completed 3 years ago. How much will my lease extension cost? Similar flats in Worcester Park with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 50

You have 50 years unexpired the likely cost is going to span between £36,100 and £41,800 as well as costs.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.