Is the fact that my conveyancer in Cheam is not listed on my mortgage company's conveyancing panel that there is a problem with the quality of the firm’s conveyancing?

It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) lack of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. If you are concerned you should contact the Cheam conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.

We have rather pushy sellers who has recommended a preliminary contract with a payment 10k. Are such agreements sensible?

This kind of preliminary agreement isn't frequently used in Cheam, conveyancers are not keen on them as they detract from focusing on the primary objective, namely conveyancing and if you end up having your deposit forfeited then the lawyer is left exposed. Secondly, there is no assurance that just because the seller has entered into an exclusivity agreement they will complete the sale with you. They may breach the contract if they are offered sufficient financial inducement to do so because an aggrieved party with the benefit of a lockout agreement will still be obliged establish consequential losses from the breach and this may not compare to the extra amount that your vendor may obtain by reneging on the agreement, no matter how morally unworthy it undoubtedly is.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Cheam. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Cheam

Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

How do I locate a Cheam solicitor on the Yorkshire Building Society conveyancing panel? I am a keen cyclist and am prepared to travel upto 20kilometers to meet the solicitor.

You can use the tool on this website. Please pick a lender and your location and you will see a number of Cheam conveyancing lawyers located nearest you. We have listed some Cheam conveyancing firms at the bottom of this page and you can telephone them to see if they are on the Yorkshire Building Society member panel

There are only Seventy years remaining on my lease in Cheam. I need to extend my lease but my freeholder is can not be found. What should I do?

On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission 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 locate the lessor. On the whole a specialist may be useful to conduct investigations and to produce a report which can be accepted by the court as proof that the landlord can not be located. It is wise to seek advice from a property lawyer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Cheam.

I have attempted and failed to negotiate with my landlord for a lease extension without success. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Cheam conveyancing firm to assist?

Most definitely. We are happy to put you in touch with a Cheam conveyancing firm who can help.

An example of a Lease Extension case for a Cheam premises is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case affected 1 flat. The unexpired term was 60.43 years.