We previously instructed solicitors based in Denham on the TSB solicitor approved list. They are now charging me a further amount for handling the TSB mortgage. Is this a supplemental conveyancing fee set by TSB?

Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer may levy a fee for this. The fee is not set by TSB but by your Denham lawyer. Plenty of firms on the TSB panel will levy an ‘acting for lender’ fee but many firms include it on their overall fee.

I had a mortgage agreed in principle with UBS. Denham conveyancing practitioners have been chosen. How long does it take for UBS to forward the offer to the conveyancing practitioner?

There is no definitive answer here. Have UBS done the valuation? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I have today made my last payment due on my mortgage with Co-operative. I assume I don't need a Denham conveyancing practitioner on the Co-operative panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Co-operative 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 Co-operative mortgage from the register. Co-operative, 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 Co-operative has sent the Land Registry the discharge electronically, and
3. Co-operative has instructed the Land Registry to do so

I have todayfound out that Action Conveyancing have been shut down. They conducted my conveyancing in Denham for a purchase of a freehold house 10 months ago. How can I establish that my home is not still registered in the name of the former proprietor?

The easiest way to see if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Denham conveyancing specialists.

About to purchase a new build flat in Denham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Denham

Please supply a car parking plan. 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. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?

I have been recommended by numerous selling agents in Denham to choose a property lawyer using your seach tool. What’s the financial incentive for Estate Agents to promote your services over alternative conveyancing organisations?

We don’t offer any financial incentive for sending work our way. We thought it would be too underhand to pay a commission because a client could think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

Whilst your website is a good idea there are many lawyers listed near Denham being on the mortgage company conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our lender?

We do not recommend specific Denham firms as the right Denham conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Denham knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..