Unfortunately I am unable to travel far from Lower Sunbury. Can you please explain the reason why all Lower Sunbury conveyancers aren't included on all lender panels?

Lenders normally restrict either the type or the number of conveyancing practices on their panel. A common example of such restriction(s) being that the organisation must have at least two partners. In addition to restricting the type of firm, some banks made a decision to reduce the number of firms they allow to act for them. It is worth noting that banks have no accountability for the quality of conveyancing given by any Lower Sunbury solicitor on their approved list. Increases in mortgage fraud was the main trigger for the culling of conveyancing panels from 2008 even though there are opposing points of view concerning the extent of solicitor involvement in some of that fraud. Data published by HMLR exposes that thousands of conveyancing firms only carry out a couple of conveyances a year. Those vindicating conveyancing panel culls question why law firms deserve the right to be on a bank panel when it is evident that conveyancing is not their primary expertise?

I own a freehold property in Lower Sunbury but still invoiced for rent, why is this and what is this?

It is rare for properties in Lower Sunbury and has limited impact for conveyancing in Lower Sunbury but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence post 2037 is to be dispensed with completely.

I have justdiscovered that Action Conveyancing have been shut down. They conducted my conveyancing in Lower Sunbury for a purchase of a leasehold flat 9 months ago. How can I check that the property is in my name in the name of the former proprietor?

The quickest way to check if the property is registered to you, 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 Lower Sunbury conveyancing specialists.

I have been on the look out for a flat up to £195,000 and identified one close by in Lower Sunbury I like with amenity areas and railway links nearby, the downside is that it only has 61 remaining years left on the lease. There is not much else in Lower Sunbury suitable, so just wondered if I would be making a mistake buying a lease with such few years left?

If you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.

I'm refinancing my primary house to a buy to let mortgage with The Mortgage Works and I will use the rest of the raised equity as a deposit on further house. The location we are interested in is Lower Sunbury. Will your lawyers be able to act for the two mortgage companies and link together the two deals?

Make use of our search tool on this page to ensure that the solicitors are approved by both banks. Having checked that they are your conveyancer should be able to tie up the two deals but you should talk with you lawyer and make clear your expectations and needs.