Is the fact that my solicitor in East Molesey is not on my bank's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the East Molesey conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
I have 7378 less than 75 years left on my lease and need a lease extension for my flat in East Molesey. Conveyancing solicitors on the Bank of Ireland panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Bank of Ireland have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 27/8/2025 the requirements read as follows :
My wife and I buying a terrace house in East Molesey. We would like to carry out an extension to the side at the house.Will the conveyancing process include enquiries to ascertain if these works were previously refused?
Your solicitor should review the deeds as conveyancing in East Molesey will occasionally identify restrictions in the title deeds which prevent categories of changes or necessitated the consent of a 3rd party. Some additions need local authority planning consent and approval under the building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
I am due to exchange contracts on my apartment. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being problematic. The East Molesey solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local East Molesey solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own East Molesey surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am downsizing from our property in East Molesey and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A high street East Molesey lawyer would know this is not the case. It does beg the question why the buyers instructed a national conveyancing outfit as opposed to a conveyancing solicitor in East Molesey. Having lived in East Molesey for three years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
I decided to have a survey carried out on a house in East Molesey prior to instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. The surveyor has said that some lenders will not issue a loan on a flying freehold home.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in East Molesey. Conveyancing may be slightly more expensive based on your lender's requirements.
What can I do where I am dissatisfied with the solicitor who conducted our conveyancing in East Molesey?
We live in an imperfect world, and unfortunately sometimes matters do not go as planned. That being said there is recourse if you were unhappy with your conveyancing in East Molesey. This varies from trying to resolve matters directly with them, through to reporting a lawyer to their governing body. If you remain dissatisfied you may consider getting in touch with the Legal Ombudsman.