we are a couple who are hoping to buy a newbuild flat in Ham with a loan from Accord Mortgages Ltd.We have a Ham conveyancing lawyer but Accord Mortgages Ltd advised that his firm is not on their "panel". We have to appoint a Accord Mortgages Ltd panel firm or keep our preferred solicitor and fork out for one of their panel ones to represent them. This seems very unfair; is there anything we can do?

No, not really. The home loan issued to you contains terms and conditions, one of which will be that lawyers will be on the Accord Mortgages Ltd approved list. in the past, most banks had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Accord Mortgages Ltd

I am helping my aunt sell her house in Ham. Does the conveyancer order the energy assessment or should I organise this?

After the abolition of Home Packs, energy performance certificates was kept a mandatory part of moving house. An energy assessment should be to hand before the property is marketed. This is not as aspect of the sale process that conveyancers ordinarily organise. If you are instructing a Ham conveyancing lawyer they might be willing to arrange EPC’s due to their contacts with long established Ham providers

Planning on purchasing a maisonette in Ham. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ham conveyancing practitioner is on the Co-operative conveyancing panel.

Barclays have agreed my home loan in principle, my offer on a flat in Ham has been accepted, what happens next?

Your property agent will want to be advised as to your solicitor's details (ensure that the lawyers are on the bank’s panel). Contact Barclays or the broker and complete any relevant documentation. Barclays will sellect a valuer who will get in contact with the estate agent or owners to schedule a time for the valuation to occur. Once carried out (assuming no problems) it takes approximately a fortnight to get a mortgage offer. Barclays will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ham.

Do commercial conveyancing searches reveal impending roadworks that may impact a commercial land in Ham?

Its becoming the norm that commercial conveyancing solicitors in Ham will order a SiteSolutions Highways report as it reduces the time that conveyancers invest in investigating accurate data on highways that impact buildings and development assets in Ham. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Ham.

For every commercial conveyancing transaction in Ham it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately could cause delays to Ham commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for domestic conveyancing in Ham.

Have completed on a a detached house in Ham , how long will it take for the Land Registry to register my ownership? My Ham conveyancing solicitor works at snail pace, so I want to be certain the registration is concluded.

There is nothing unique about conveyancing in Ham registration formalities. As opposed to being determined by geographic area, timescales can differ according to who lodges the application, whether there are errors and if the Land registry must send notices to any other parties. Currently roughly 80% of submission are fully dealt with within 12 days but occasionally there can be extensive delays. Historically registration is effected once the buyer is living at the premises thus an expedited registration is not usually top priority but if it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for an expedited registration.

Can you offer any advice when it comes to finding a Ham conveyancing firm to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Ham conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Ham conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be useful:

How many lease extensions have they completed in Ham in the last twenty four months? How experienced is the practice with lease extension legislation?

I have tried to negotiate informally with with my landlord for a lease extension without success. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Ham conveyancing firm to act on my behalf?

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

An example of a Lease Extension decision for a Ham premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case was in relation to 1 flat.