We are getting the release of further monies on our mortgage from UBS as we intend to carry out improvements to our home in Putney Vale. Do we need to choose a nearby Putney Vale solicitor on the UBS conveyancing panel to handle the paperwork?

UBS would not normally instruct firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.

I am expecting a AIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Coventry BS recommend any Putney Vale solicitors on the Coventry BS conveyancing panel, or is it better to go independently?

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

I have decided to exercise my right to buy my property in Putney Vale off the council. I have a mortgage offer with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.

I require fast conveyancing in Putney Vale as I have a deadline to exchange contracts inside 2 weeks. Thankfully I do not need a mortgage. Is it possible to decline from having conveyancing searches to save fees and time?

As you are not getting a mortgage you are at liberty not to have searches conducted although no solicitor would advise that you don't. Drawing on years of experience of conveyancing in Putney Vale the following are examples of what can crop up and adversely impact market value: Enforcement Actions, Overdue Charges, Overdue Grants, Unadopted Roads,...

What makes your site different to alternative internet conveyancing solicitors when it comes to conveyancing in Putney Vale?

At this site get a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that appreciates the issues of your conveyancing in Putney Vale. Unlike many estate agents and brokerage sites we do not charge firms a commission if you instruct them for your home move in Putney Vale

Do you have any top tips for leasehold conveyancing in Putney Vale from the perspective of expediting the sale process?

• Much of the delay in leasehold conveyancing in Putney Vale can be avoided if you appoint lawyers the minute your agents start marketing the property and ask them to put together the leasehold documentation needed by the purchasers’ representatives.
You believe that you know the number of years left on your lease but you should double-check via your lawyers. A purchaser's conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is below 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If you are supposed to have a share in the freehold, you should make sure that you hold the original share document. Organising a new share certificate can be a time consuming process and frustrates many a Putney Vale conveyancing transaction. If a reissued share certificate is needed, do contact the company director and secretary or managing agents (if applicable) for this as soon as possible. The majority of landlords or Management Companies in Putney Vale levy fees for providing management packs for a leasehold premises. You or your lawyers should find out the fee that they propose to charge. The management pack sought on or before finding a buyer, thus reducing delays. The average time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Putney Vale.

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

if there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to assess the price payable.

An example of a Freehold Enfranchisement case for a Putney Vale residence is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case affected 7 flats. The remaining number of years on the lease was 75.88 years.

We are expecting to complete buying a house in Putney Vale but as a result of wreckage from the recent storms I have agreed reparation from the owner of £3k taking the form of a adjustment in the price. This was going to be dealt with as part of the conveyancing process but the lender will not permit this. Should they have been notified?

Any conveyancing practitioner listed on a bank conveyancing panel is duty bound to advise the mortgage company of any changes to the purchase figure. If you did not allow your solicitor to report the price change to your mortgage company then they would need to discontinue acting for you and the lender.