Please help. My South West London lawyer is informing me me that she is duty bound toconduct South West London conveyancing searches asthe firm are on the Nat Westsolicitor panel. Is this really necessary?

Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out South West London conveyancing searches.

Completed the sale of my flat in South West London last December but the buyer keeps Skype messaging every few hours to say her lawyer needs to hear from mysolicitor. What are the post completion sale formalities following completion?

After completion of your disposal your conveyancer is obliged to send the transfer deeds and all additional paperwork to the purchaser's conveyancer. Where relevant, your solicitor must also confirm that the mortgage has been repaid to the purchasers solicitors. There are no post completion formalities unique to conveyancing in South West London.

My property lawyer in South West London has never been on on the Approved Panel. Can I still retain my prefered solicitor notwithstanding that they are not on the panel of approved conveyancing solicitors?

Your options are as follows:

1. Carry on with your preferred South West London lawyers but will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the total legal fees and result in frustration.
2. Choose an alternative lawyer to to deal with the conveyancing, obviously checking they are approved.
3. Try to convince your based solicitor to seek to join the panel

Do commercial conveyancing searches reveal proposed roadworks that may affect a commercial land in South West London?

Many commercial conveyancing solicitors in South West London will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in South West London. The search result sets out 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 South West London.

For each commercial conveyancing transaction in South West London it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to South West London commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in South West London.

I opted to have a survey completed on a property in South West London prior to appointing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some lenders tend not issue a mortgage on a flying freehold property.

It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in South West London. Conveyancing may be slightly more expensive based on your lender's requirements.