We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Does this mean I have to instruct their panel conveyancer as I would much rather use a Moor Park based conveyancing firm?

Do check but the the likelihood is that allocate you one of their panel lawyers where you want the "fee-free" deal. Contact the bank to determine if they make available a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Moor Park.

Is it correct that all Moor Park CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing panel?

It is true that some lenders now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.

Is there a list of UBS panel solicitors in Moor Park on the Building Society Association’s Website?

Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings visible over the internet. If you are looking for a Moor Park property lawyer on the UBS please make the most of our facility.

I am due to exchange contracts on my house. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being a right pain. The Moor Park solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.

My company is wishing to take an assignment of a lease of an office on the high street. Can you recommend solicitors offering no-move-no fees for non-domestic conveyancing in Moor Park for less than 2k?

We can recommend firms who have specialist knowledge of commercial conveyancing in Moor Park, including the disposal and purchase of businesses as well as simply property. If you are looking to buy or lease a shop, pub, restaurant, office, retail unit or a whole business we will find you the right lawyer. Regarding the costs these will vary based on the structure and terms of the proposed transaction. Let us have your details or phone so as to enable us to furnish you with a detailed commercial conveyancing quote.

Can you provide any advice for leasehold conveyancing in Moor Park with the aim of expediting the sale process?

• Much of the delay in leasehold conveyancing in Moor Park can be bypassed where you get in touch lawyers the minute you market your property and ask them to put together the leasehold information which will be required by the buyers’ lawyers.
If you have had any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being marketed. The purchasers and their solicitors will be warry about purchasing a property where there is an ongoing dispute. You may need to swallow your pride and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is clearly preferable to present the dispute as over as opposed to unsettled. You may think that you are aware of the number of years left on your lease but it would be wise to double-check via your lawyers. A purchaser's conveyancer will not be happy to advise their client to where the lease term is less than 80 years. It is therefore important at an as soon as possible that you consider whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. A minority of Moor Park leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should notify your estate agents to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is able to meet 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 actual amount of the service charge so that they can pass this information on to the buyers or their lawyers.

We have reached the end of our tether in trying to purchase the freehold in Moor Park. Can the Leasehold Valuation Tribunal adjudicate on premiums?

if there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to judgment on the premium.

An example of a Lease Extension case for a Moor Park residence is Flats 8, 11 and 15 Craigmore Court 46 Murray Road in December 2013. The tribunal held that the price payable by the Applicant tenant of Flat 8 to acquire an extended lease shall be £26,438 plus £1 to the intermediate lessee . The tribunal held that the price payable by the Applicant tenants of Flat 11 to acquire an extended lease shall be £26,791 plus £1 to the intermediate lessee. The tribunal held that the price payable by the Applicant tenant of Flat 15 to acquire an extended lease shall be £26,638 plus £1 to the intermediate lessee . This case affected 3 flats. The unexpired lease term was 71 years.

What should I expect to pay for conveyancing in Moor Park?

The amount you are charged for Moor Park conveyancing costs can vary considerably from firm to firm. In the circumstances it is particularly important that you have a full summary of charges when you first appoint a conveyancer. It is advisable to find a couple fee estimate.