I am acquiring a property for cash in Hammersmith And Fulham. I have been living for the last dozen years in Hammersmith And Fulham. Conveyancing searches are a lot of money. Given that I have knowledge of the area and road very well must I have all the conveyancing searches?

If you not getting a home loan, then almost all of the Hammersmith And Fulham conveyancing searches are optional. Your solicitor will 'advise', perhaps strongly, that you should have searches done, but he has a professional duty to take that path of advice. One thing to bear in mind; if you are intend to dispose of the house in the future, it will be of importance to your prospective buyer what the searches reveal. On occasion houses with no practical issues can still reveal unfavourable search results. A competent conveyancing solicitor in Hammersmith And Fulham should be able to give you some practical advice in this regard.

When it comes to mortgage companies such as Principality, do Hammersmith And Fulham conveyancing practitioners incur a fee to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

I can not work out if my lender requires a lease extension. I have called my Hammersmith And Fulham bank branch on a couple of occasions and was told they are content with the situation and they will lend. My Hammersmith And Fulham conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they refuse to lend in accordance with their published requirements. I simply don't know who is right.

As long as the conveyancer is on the mortgage company panel, they must comply with the Council of Mortgage Lenders’ Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.

I recently had an offer accepted on an apartment in Hammersmith And Fulham. My mortgage broker recommended their conveyancers. I paid an on account payment of £200. A few days later, the lawyer contacted me to say that they were not on the Nationwide conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Nationwide panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am looking for a conveyancing solicitor in Hammersmith And Fulham for my house move. Is there any facility to see a solicitor's record with the legal regulator?

One may read documented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find records Pre 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, use +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.

My husband and I may need to sub-let our Hammersmith And Fulham 1st floor flat temporarily due to a new job. We used a Hammersmith And Fulham conveyancing firm in 2001 but they have closed and we did not have the foresight to seek any advice as to whether the lease allows us to sublet. How do we find out?

The lease governs relations between the freeholder and you the flat owner; specifically, it will set out if subletting is banned, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Hammersmith And Fulham do not contain subletting altogether – such a provision would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

I acquired a 2 bed flat in Hammersmith And Fulham, conveyancing having been completed in 2003. Can you work out an approximate cost of a lease extension? Comparable flats in Hammersmith And Fulham with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2090

With just 66 years left to run we estimate the price of your lease extension to range between £11,400 and £13,200 as well as costs.

The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.

Being a tenant I am liable for a service charge for my property in Hammersmith And Fulham. As a result of poor financial planning I fell behind with remittance. The managing agents agreed a clearance schedule but there is still about £3000 currently due.

I want to dispose of the property and I am worried this will hold me back if I have to pay off the amount due now. I'd like to sell up and subsequently repay the arrears from the completion monies - is this achievable?

The lawyer conducting your Hammersmith And Fulham sale will hopefully be able to negotiate with the management company, with a new to seeing if they would accept payment from completion monies. Here is indicative of why it is advisable to choose a conveyancer in Hammersmith And Fulham as they may well have a strong line of communication with the management company.