I am one month into the sale of my ground floor flat in Mitcham Junction and the EA has just text me to advise that the purchasers are switching conveyancer. I am told that this is due to the fact that the bank will only deal with property lawyers on their approved list. On what basis would a major lender only engage with specific solicitors rather the firm that they want to select to handle their conveyancing in Mitcham Junction ?
Mortgage companies have always had an approved set of law firms they are willing to work with, but in recent years big names such as Santander, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have worked with them for over 25 years.
Lending institutions point to the increase in fraud by way of justification for the reduction – criteria have been stiffened 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 claims that it is hearing daily from firms that have been removed from panels. Some are unaware that they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. The purchasers are not going to have any sway in the decision.
It is a dozen years since I purchased my house in Mitcham Junction. Conveyancing lawyers have recently been instructed on the sale but I am unable to locate the title documents. Is this a major issue?
Don’t worry too much. First the deeds may be retained by the lender or they may still be with the lawyers who acted in the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Most conveyancing in Mitcham Junction relates to registered property but in the rare situation where your property is unregistered it is more tricky but is resolvable.
I have Fifty Six years unexpired on my lease and require a lease extension for my flat in Mitcham Junction. Conveyancing solicitors on the Virgin panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 7/12/2025 the requirements read as follows :
A relative pointed out to me me that in purchasing a property in Mitcham Junction there could be various restrictions prohibiting external changes to a property. Is this right?
We are aware of anumerous of properties in Mitcham Junction which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Mitcham Junction should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am purchasing a victorian detached house in Mitcham Junction. Our aim is to carry out an extension to the side at the property.Will legal work on the property include checks to ascertain if these alterations are prohibited?
Your conveyancer should review the registered title as conveyancing in Mitcham Junction can on occasion reveal restrictions in the title documents which restrict certain changes or necessitated the permission of a 3rd party. Certain additions need local authority planning permissions and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor ahead of any purchase.
I am selling my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being problematic. The Mitcham Junction solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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 have todaybecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Mitcham Junction for a purchase of a leasehold apartment 18 months ago. How can I establish that my home is in my name in the name of the previous owner?
The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Mitcham Junction conveyancing specialists.
I happen to be an executor of my recently deceased mum’s Will, with a property in Mitcham Junction which is to be sold. The house is unregistered at HMLR and I'm advised that some estate agents will insist that it is in place before they'll proceed. What's the procedure for this?
In the situation that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.