Am I correct in assuming that the fact that my conveyancer in Southfields is not listed on my mortgage company's solicitor panel that there is a problem with the standard of her work?
That would more than likely be a wrong assumption to make. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume 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. Where you are concerned you should contact the Southfields conveyancing practice and ask them why they are no longer on the approved list for your bank.
We had chosen conveyancers based in Southfields on the Barclays solicitor approved list. They are now charging me an additional charge for the legal aspects of the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not set by Barclays but by your Southfields solicitor. Plenty of firms on the Barclays panel will levy an ‘acting for lender’ fee and others do not.
About to purchase house in Southfields. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Southfields conveyancer is on the Bank of Ireland conveyancing panel.
My offer was accepted on a house in Southfields on 29/7/2026, valuation was booked five days after, all came back fine. Property lawyer instructed, so all that was missing was my mortgage offer. Having made daily calls to Kent Reliance and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Kent Reliance conveyancing panel. Are Kent Reliance entitled to hold back the Mortgage pending the lawyer being on the approved list?
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
What will a local search inform me regarding the property I am purchasing in Southfields?
Southfields conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search is essential in every Southfields conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject sections.
How does conveyancing in Southfields differ for new build properties?
Most buyers of new build property in Southfields contact us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because developers in Southfields 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 conveyancing solicitors 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 accustomed to new build conveyancing in Southfields or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Southfields is where the house is located. Is there any guidance you can give?
Flying freeholds in Southfields are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Southfields you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Southfields 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.
What does commercial conveyancing in Southfields cover?
Southfields conveyancing for business premises covers a wide array of advice, offered by qualified solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.