My financial adviser has asked me for my Coombe Warren lawyer’ panel reference for the Santander conveyancing panel. How do I find this out. I have contacted my local Coombe Warren office but they cant find it on their system.

Have you tried calling your Coombe Warren lawyer about this?. They keep a central record lender panel numbers.

When reviewing consumer advice sites for a recommended lawyer in Coombe Warren, most say that I should look for a CQS accredited lawyer. What is CQS?

The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with prudent and efficient conveyancing processes via the scheme protocol It covers many companies who carry out conveyancing in Coombe Warren.

My partner and I have arranged a further advance on our mortgage from Leeds Building Society as we want to carry out alterations to our home in Coombe Warren. Are we obliged to select a local Coombe Warren solicitor on the Leeds Building Society conveyancing panel to deal with the paperwork?

Leeds Building Society would not normally instruct a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society conveyancing panel.

I have paid off my mortgage with Principality. I assume I don't need a Coombe Warren conveyancer on the Principality panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Principality mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Principality mortgage from the register. Principality, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Principality has sent the Land Registry the discharge electronically, and
3. Principality has instructed the Land Registry to do so

It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Coombe Warren bank branch on numerous occasions and was advised it wasn't an issue and they will lend. My Coombe Warren conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their published requirements. I simply don't know who is right.

The lawyer must follow the Council of Mortgage Lenders’ Handbook section two provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.

I am buying a new build apartment in Coombe Warren. Conveyancing is a frightening process 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 are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Coombe Warren

Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared. Please supply a car parking plan.

Estate agents have just been given the go-ahead to market my ground floor apartment in Coombe Warren. Conveyancing solicitors are to be appointed soon, however I have recently received a half-yearly service charge invoice – Do I pay up?

Your conveyancing lawyer is likely to suggest that you should pay the invoice as normal because all rents and service invoices should be allotted on completion, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.

Despite our best efforts, we have been unsuccessful in trying to reach an agreement for a lease extension in Coombe Warren. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the LVT to calculate the amount due.

An example of a Freehold Enfranchisement case for a Coombe Warren property is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case affected 4 flats. The unexpired term as at the valuation date was 98 years.