I was told yesterday by my estate agent that my Carshalton the law firm I have appointed is not on the lender Conveyancing panel. How can I check?

Your first step should be to call your Carshalton lawyer directly. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.

Me and my partner are buying a flat in Carshalton. It might be a silly question but how we can trust a lawyer? At some point we have to put funds into their account. What protection do we have from them run away with our deposit?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Carshalton?

Two types of professional can execute conveyancing in Carshalton namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the sale or purchase of property. Both are required to execute Carshalton conveyancing on similar quality and guidelines so you may be sure that your conveyancing will be properly conducted and that the requirements and procedures should be suitably adhered to.

I'm the only recipient of my late father’s estate and I have everything in my name now, including the house in Carshalton. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the Mortgage Lenders 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in December. Do I have to wait half a year to sell?

The CML handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. Some mortgage companies would take a sensible view as this requirement primarily exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.

I am a sole trader looking to take an assignment of a lease of a shop on the high street. Can you recommend conveyancers offering no-sale-no charges for commercial conveyancing in Carshalton for under 2k?

We are happy to recommend firms who host a wealth of experience of commercial conveyancing in Carshalton, including the disposal and acquisition of businesses as well as simply premises. If you are hoping to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we can find you the right solicitor. Regarding the costs these will vary based on the structure and nuances of the proposed transaction. Please provide us with your contact information or phone us so that we can furnish you with a fixed commercial conveyancing quote.

Last August I purchased a leasehold flat in Carshalton. Am I liable to pay service charges for periods before my ownership?

Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Notwithstanding our best endeavours, we have been unsuccessful in trying to purchase the freehold in Carshalton. Can the Leasehold Valuation Tribunal adjudicate on premiums?

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

An example of a Freehold Enfranchisement case for a Carshalton property is 21 & 23 Carshalton Grove in May 2009. the Tribunal adopted the figures presented as the premiums payable by the Applicant i.e. a total of £20,750. This case was in relation to 2 flats. The unexpired term as at the valuation date was 72 years.

My step-son is embarking on her first house purchase, he had his mortgage in principle. One the seller agreed the offer on the flat we telephoned the bank to move forward with his. I was shocked to discover that mortgage companies do not accept all conveyancing practitioner, they need to be on their approved list, is this right?

Banks normally restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Carshalton conveyancer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.