I can't travel far from Byfleet. Can you please clarify why all Byfleet conveyancers are not on all lender panels?

Mortgage companies point to the fact that solicitor-led fraud is thought to be responsible for millions of pounds of fraud annually.The dismissal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its outcome included recommendations for mortgage companies to review their conveyancing panels, which triggered a major policy change in the sector. It resulted in mortgage companies pruning less reputable firms off their panel of approved property lawyers .

It is is a decade since I bought my house in Byfleet. Conveyancing solicitors have just been retained on the sale but I am unable to find the title deeds. Is this a major issue?

You need not be too concerned. Firstly there is a possibility that the deeds will be with your mortgage company or they could be in the possession of the conveyancers who acted in the purchase. Secondly the chances are that the land will be recorded at the land registry and you will be able to prove you own the property by your conveyancing solicitors acquiring up to date copy of the land registers. Most conveyancing in Byfleet involves registered property but in the unlikely event that your home is not registered it adds to the complexity but is not insurmountable.

My business partner and I are hoping to take an assignment of a lease of an office on a shopping parade. Can you recommend lawyers offering fixed fees for non-domestic conveyancing in Byfleet for less than £2000?

We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Byfleet, including the disposal and purchase of businesses as well as simply property. If you are intending to buy or dispose of a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right lawyer. Regarding the charges these will vary based on the structure and nuances of the deal. Please provide us with your details or email us so that we can provide you with comprehensive commercial conveyancing calculation.

Can you provide any advice for leasehold conveyancing in Byfleet from the perspective of expediting the sale process?

• Much of the delay in leasehold conveyancing in Byfleet can be bypassed where you get in touch lawyers as soon as you market your property and ask them to put together the leasehold information which will be required by the purchasers’ lawyers.
The majority of freeholders or Management Companies in Byfleet levy fees for providing management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management pack can be applied for 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 common cause of delay in leasehold conveyancing in Byfleet. If you have had any disputes with your freeholder or managing agents it is essential that these are settled before the property is marketed. The purchasers and their solicitors will be nervous about purchasing a flat where there is a current dispute. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than unresolved. If you have carried out any alterations to the premises would they have required Landlord’s approval? Have you, for example installed wooden flooring? Byfleet leases often stipulate that internal structural alterations or installing wooden flooring require a licence from the Landlord approving such changes. Should you dont have the consents in place do not communicate with the landlord without checking with your lawyer in advance. A minority of Byfleet leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are 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 actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors.

Leasehold Conveyancing in Byfleet - A selection of Questions you should ask Prior to Purchasing

The answer will be useful as a) areas may cause problems for the block as the communal areas may begin to deteriorate where repairs remain unpaid b) if the tenants have an issue with the running of the building you will need to know about it Generally speaking the outlay for major works tend not to be incorporated into the maintenance charges, albeit that some managing agents in Byfleet require leaseholders to contribute towards a reserve fund and this is used to offset against larger works. How is the lease structured?

I am an executor of my recently deceased mum’s Will, with a house in Byfleet which will be marketed. The bungalow is unregistered at the Land Registry and I'm told that some estate agents will insist that it is completed before they will proceed. What's the mechanism for this?

In the situation you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.