Do lenders provide you with an approved list of Clapham and Salph End conveyancing solicitors? How do you know who is on the Nottingham conveyancing panel?

Clapham and Salph End conveyancing firms themselves provide us confirmation that they are on the Nottingham conveyancing panel as opposed to being supplied with a list from Nottingham directly.

Me and my partner are buying a property in Clapham and Salph End. It might be a silly question but how we can trust a conveyancer? On completion day we have to deposit funds into their account. What protection do we have from them run away with our money?

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.

I just bought a property at auction in Clapham and Salph End. Conveyancing is necessary. What happens now?

Given that you are now to all intents and purposes signed on the dotted line you will need to find a conveyancing solicitor as a matter of urgency as you are faced with a tight a fixed date to complete the property. All auction property will have an associated legal pack. This should include most,if not all of the documents that your solicitor requires. Where you are dealing with leasehold property the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation relating to a leasehold property. You should give this to the lawyer working for you as soon as possible. You also need to ensure that that you have the requisite funding organised to complete on the on the contractual date .

Last month we had a mortgage agreed in principle with Kent Reliance. Clapham and Salph End conveyancing lawyers are chosen. How long does it take for Kent Reliance to forward the offer to the property lawyer?

Some lenders take longer than others. Have Kent Reliance conducted the valuation? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

I opted to have a survey done on a property in Clapham and Salph End before retaining solicitors. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks will refuse to issue a mortgage on such a house.

It varies from the lender to lender. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Clapham and Salph End. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Clapham and Salph End to see if the conveyancing will be more expensive.

My husband and I are first time buyers - agreed a price, yet the estate agent told us that the seller will only proceed if we appoint their preferred lawyers as they want a ‘quick sale’. Our preferred option is to instruct a local conveyancer used to conveyancing in Clapham and Salph End

It is unlikely the owners are driving this. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Speak to the owners direct and make the point that (a)you are serious purchasers (b)you are excited to move forward, with finances in place © you are unencumbered (d) you intend to proceed fast (e)but you intend to appoint your preferred Clapham and Salph End conveyancing solicitors - as opposed tothose that will provide the negotiator at the agency a commission or hit his conveyancing figures pre-set by HQ.

What are the frequently found deficiencies that you witness in leases for Clapham and Salph End properties?

There is nothing unique about leasehold conveyancing in Clapham and Salph End. All leases are individual and legal mistakes in the legal wording can result in certain provisions are wrong. The following missing provisions could result in a defective lease:

A provision to repair to or maintain parts of the building A provision for the recovery of money spent for the benefit of another party.

A defective lease will likely cause issues when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Barclays , Leeds Building Society, and TSB all have very detailed requirements when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to withdraw.

I bought a garden flat in Clapham and Salph End, conveyancing was carried out January 2008. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Clapham and Salph End with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2096

With 71 years unexpired the likely cost is going to be between £9,500 and £11,000 plus costs.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.