I am hoping to receive a mortgage with Santander. I intend to enlist the help of a Licensed Conveyancer in Lampton. Does the Santander Solicitor panel allow for Licensed Conveyancers?

The Santander conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Lampton is the location of the property. Can you shed any light on this issue?

Flying freeholds in Lampton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lampton you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lampton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.

I have been pointed in your direction by a number of property agents in Lampton to choose a property lawyer on your site. Is there a financial upside for Estate Agents to promote your site ahead of alternative conveyancing organisations?

We refuse to make any financial incentive for sending work to this site. We thought it would be too underhand to pay a commission because members of the public would think, ‘How come the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.

We are 18 days into a freehold purchase having been referred to a firm by the high street agent to perform conveyancing in Lampton. I am am extremely dissatisfied with the quality of service. Can you help me find new conveyancers?

A solicitor would have to be very poor in order to consider replacing them. Has the mortgage been sent? In the event that it has you will need to make them aware of the replacement conveyancer and ensure the offer are re-sent. Your solicitor ideally should be on the banks approved list to avoid supplemental charges and delays. That should be your first question of the new solicitors. Our search tool will assist you in finding a bank approved lawyer for your home move in Lampton

I am hoping to sign contracts shortly on a leasehold property in Lampton. Conveyancing solicitors assured me that they will have a report out to me on Monday. What should I be looking out for?

Your report on title for your leasehold conveyancing in Lampton should include some of the following:

Your solicitors should enable you to have an understanding of the insurance provisions if lease caters for for a slush account for major repairs? Details of the parties to the lease, for example these could be the lessee, head lessor, freeholder Specifying your legal entitlements in relation to common areas in the building.For instance, does the lease include a right of way over a path or hallways? You would want to be sent a copy of the lease

For details of the information to be included in your report on your leasehold property in Lampton please ask your conveyancer in ahead of your conveyancing in Lampton.

I invested in buying a ground floor flat in Lampton, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Lampton with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 50

With 50 years left to run the likely cost is going to range between £36,100 and £41,800 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.