I am helping my step-mother sell her flat in Mortlake. Does the conveyancing solicitor arrange an EPC or it is for the seller to coordinate?

Following the demise of Home Packs, EPC’s was retained a required part of moving property. An energy assessment must be to hand prior to the property being advertised. This is not a task that lawyers normally organise. Where you are instructing a Mortlake conveyancing solicitor they may help arrange EPC’s given their contacts with reputable Mortlake assessors

Two weeks ago we had a mortgage agreed in principle with HSBC. Mortlake conveyancing lawyers were appointed. How long does it take for HSBC to forward the offer to the conveyancer?

There is no definitive answer here. Have HSBC conducted the valuation? Have you informed HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I have a mortgage with Skipton for my property in Mortlake. Conveyancing was finalised a year ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?

Skipton must be informed of your intention prior to renting your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. It should not be necessary to do this via a Skipton conveyancing panel lawyer.

I have todaybeen informed that Wolstenholmes have closed. They carried out my conveyancing in Mortlake for a purchase of a leasehold flat 10 months ago. How can I check that my home is in my name in the name of the previous owner?

The easiest method to see if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Mortlake conveyancing specialists.

I'm buying my first flat in Mortlake benefiting from help to buy. The sellers would not budge the amount so I negotiated five thousand pounds worth of additionals instead. The sale representative suggested that I not disclose to my lawyer about the extras as it could jeopardize my mortgage with the bank. Is this normal?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I am using a search engine for the words cheap conveyancing in Mortlake it shows results of numerous property lawyerslocally. With so much choice what is the best way to find the right conveyancing solicitor for me?

The ideal way of seeking a suitable conveyancer is through a personal recommendation, so enquire of friends and those you trust who have bought a property in Mortlake or a reputable estate agent or financial adviser. Fees for conveyancing in Mortlake vary, so it's advisable to secure a minimum of three quotes from varying types of property lawyers. Be sure to secure confirmation what costs in the quote includes.

Having checked my lease I have discovered that there are only Sixty One years remaining on my lease in Mortlake. I need to get lease extension but my freeholder is absent. What are my options?

On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to find the freeholder. For most situations an enquiry agent may be helpful to carry out a search and to produce a report which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Mortlake.

I am the leaseholder of a ground floor flat in Mortlake. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for a lease extension?

Most certainly. We can put you in touch with a Mortlake conveyancing firm who can help.

An example of a Freehold Enfranchisement matter before the tribunal for a Mortlake residence is 19 St. Margarets Crescent in August 2010. the tribunal was of the view that the premium to be paid by the leaseholder for the freehold reversion was £51,983.00 This case related to 3 flats. The unexpired term as at the valuation date was 66.25 years.