Please could you suggest a Clydesdale sanctioned Fulham conveyancing solicitor that can complete within under 3 weeks? Am I best advised to choose a high street Fulham practice or a nationwide firm?

We would be happy to suggest some excellent Fulham conveyancing firms. You can also walk up the main road in Fulham. Go in to two or three law practices and ask to speak with a conveyancing solicitor for a fee estimate. Mention your deadline together with the reasons and ask for a commitment on your deadline. Choose the lawyer that you trust.

Why do I have to pay up front for my conveyancing in Fulham?

If you are buying a property in Fulham your lawyer will ask you put them with funds to cover the search fees. Ordinarily this is needed to cover the fees of the Local Authority Search. If any deposit is payable against the purchase price then this will be needed immediately in advance of exchange of contracts. Any further balance that is needed should be sent to your lawyer shortly before completion.

Various web forums that I have frequented warn that are the number one reason for obstruction in Fulham conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature within the common causes of delays during the legal transfer of property. Searches are unlikely to feature in any holding up conveyancing in Fulham.

Just had an offer accepted on a new build flat in Fulham. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Fulham

The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply a car parking plan. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.

Do you have any advice for leasehold conveyancing in Fulham with the purpose of expediting the sale process?

• Much of the frustration in leasehold conveyancing in Fulham can be reduced where you instruct lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the buyers’ conveyancers.
A minority of Fulham leases require Licence to Assign from the landlord. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors. You may think that you are aware of the number of years remaining on your lease but you should verify this by asking your solicitors. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is under 75 years. It is therefore essential at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. In the event that you altered the property did you need the Landlord’s approval? In particular have you laid down wooden flooring? Fulham leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord consenting to such works. Where you dont have the approvals in place you should not contact the landlord without contacting your conveyancer in advance.

After years of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Fulham. Can we issue an application to the Residential Property Tribunal Service?

Most certainly. We are happy to put you in touch with a Fulham conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Fulham property is 66 and 66a Wardo Avenue in November 2012. The Tribunal determined that the sum of £8,048 is payable by the Applicants in respect of the price for the freehold of the property This case was in relation to 2 flats. The unexpired term was 93 years and 162 years.