We were about to choose a conveyancing solicitor in Mortlake recommended using your comparison tool but stumbled across some other estimates on the internet look cheaper – why is this?

There are lots of conveyancers offering theoretically looks to be the cheapest conveyancing in Mortlake. We suggest that you think twice as to how much you respect your own move to want to take 'cheap' risks concerning the quality of the legal work. Many of them highlight a bargain fee as a headline but conceal supplemental charges in the small print..

Last we completed a house move in Mortlake. We have noticed several problems with the house which we suspect were missed in the conveyancing searches. What action can we take? What searches should? have been conducted for conveyancing in Mortlake?

It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Mortlake. Conveyancing searches and investigations initiated during the buying process are supposed to help avoid problems. As part of the process, the vendor completes a questionnaire known as a SPIF. If the information provided is misleading, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Mortlake.

Is it the case that all Mortlake solicitor firms on the conveyancing panel are overseen by the Solicitors Regulatory Authority?

As a firm of solicitors, in order to be on the approved list of solicitors they would need to be regulated by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.

We are getting a further advance on our mortgage from as we want to conduct renovations to our home in Mortlake. Are we obliged to select a bricks and mortar Mortlake solicitor on the conveyancing panel to deal with the paperwork?

would not normally appoint firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the conveyancing panel.

We expect to receive a OIP from this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do recommend any Mortlake solicitors on the conveyancing panel, or is it better to go independently?

You will need to appoint Mortlake solicitors independently although you'll need to choose one on the conveyancing panel. The solicitor represents both you and through the process.

Am I better off to go with a Mortlake conveyancing lawyer based in the location that I am purchasing? An old friend can deal with the legal formalities but her office is over three hundred miles away.

The benefit of a local Mortlake conveyancing practice is that you can drop in to sign paperwork, present your identification documents and apply pressure on them if necessary. They will also have local insight which is a bonus. However nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and they were happy that must surpass using an unfamiliar Mortlake conveyancing lawyer solely due to them being round the corner.

I acquired a studio flat in Mortlake, conveyancing having been completed 3 years ago. Can you work out an approximate cost of a lease extension? Similar flats in Mortlake with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 50

You have 50 years remaining on your lease we estimate the price of your lease extension to be between £36,100 and £41,800 plus costs.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.