Do the conveyancing solicitors that you recommend carry out conveyancing in East Bedfont by way of an attended exchange?

There are a few conveyancing experts carrying out personalised exchanges. Do call us to get a fee calculation and details as to dates.

My wife and I are buying a flat in East Bedfont. It might be a silly question but how we can trust a conveyancer? At some point we have to send funds into their account. What protection do we have from them run away with our monies?

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.

Is it the case that all East Bedfont solicitor firms on the Clydesdale conveyancing panel are governed by the SRA?

As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be governed by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel and in that case the firms would be overseen by the Council of Licensed Conveyancers.

I have a mortgage with Bank of Ireland for my property in East Bedfont. Conveyancing has been completed some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Bank of Ireland?

Bank of Ireland must be informed of your intention in advance of renting your property as this is likely to be a breach of Bank of Ireland’s mortgage conditions. It may be that Bank of Ireland will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Bank of Ireland directly. You need not do this via a Bank of Ireland conveyancing panel solicitor.

Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one round the corner in East Bedfont I like with a park and railway links in the vicinity, the downside is that it's only got 49 years on the lease. There is not much else in East Bedfont in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?

If you need a mortgage the remaining unexpired lease term may be a potential deal breaker. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor about this matter.

I have just appointed agents to market my 2 bed flat in East Bedfont. Conveyancing lawyers have not yet been instructed, however I have just had a yearly service charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as you normally would as all rents and service payments will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment 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.

Having spent years of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in East Bedfont. Can we issue an application to the Residential Property Tribunal Service?

if there is a absentee landlord or where there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to calculate the sum to be paid.

An example of a Lease Extension decision for a East Bedfont property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The unexpired lease term was 82.93 years.

We are seeking to purchase a repossessed house in East Bedfont and the bank selling would like to complete inside 28 days. Do property lawyers meet that timeframe? Am I best advised to instruct a local East Bedfont firm or an online company that professes to offer speedy conveyancing?

Visit your East Bedfont shopping parade. Pop in to a couple of solicitor’s offices and ask to talk to a conveyancing solicitor for a quote. Explain your requirements and seek a commitment on speed. Appoint the firm that seems most trustworthy. Be sure to select a conveyancer on the panel of conveyancers who can act for your bank.