Are the BSA intent on creating a online directory to to identify law firms on the Melton Mowbray Building Society conveyancing panel for instance in Norbiton?

We would not expect to be advised of any plans on the part of the BSA to develop such a register.

What is your number one tip for finding a conveyancing solicitor in Norbiton

It would be unwise to be tempted by the cheapest Norbiton conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.

I happen to be the only beneficiary of my late grandmother’s estate with all property in now in my sole name, including the my former home in Norbiton. Conveyancing formalities meant that the Land Registry date was in August. I now wish to sell up. I understand that there is a CML 6 month 'rule', which means that my proprietorship may be treated the same way as if I'd bought the property in August. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. many mortgage companies would take a practical view as this requirement principally exists to capture the purchase and immediately sell or the flipping of properties.

Last month we had a mortgage agreed in principle with Clydesdale. Norbiton conveyancing lawyers were instructed. How long does it take for Clydesdale to forward the offer to the property lawyer?

Some lenders take longer than others. Have Clydesdale done the valuation? Have you advised Clydesdale as to your lawyers' details and checked that your lawyers are on the Clydesdale conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

I got the keys to my apartment on 2 July and the transaction details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Norbiton said it should be formalised in less than a month. Are titles in Norbiton particularly slow to register?

As far as conveyancing in Norbiton registration is no quicker or slower than anywhere else in the country. Rather than based on location, timeframes can vary according to who lodges the application, whether it is in order and if the Land registry have to notify any third persons or bodies. At present roughly 80% of such applications are fully dealt with in less than three weeks but occasionally there can be extensive delays. Historically registration is effected once the new owner has moved in to the property thus an expedited registration is not always primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.

How does conveyancing in Norbiton differ for new build properties?

Most buyers of new build property in Norbiton contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because developers in Norbiton typically acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Norbiton or who has acted in the same development.

Looking forward to complete next month on a basement flat in Norbiton. Conveyancing solicitors inform me that they will have a report out to me within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Norbiton should include some of the following:

What options are open to you if a neighbour is in violation of a provision in their lease? Who has the liability to repair and maintain the building. It is essential that you know which party is liable for the repair and maintenance of all parts of the block and estate Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Repair and maintenance of the premises Details of the parties to the lease, for example these could be the lessee, superior lessor, landlord

I have had difficulty in negotiating a lease extension in Norbiton. Can this matter be resolved via the Leasehold Valuation Tribunal?

in cases where there is a absentee freeholder or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to decide the amount due.

An example of a Lease Extension decision for a Norbiton 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.