We previously instructed conveyancers based in Norbiton on the Co-operative solicitor approved list. They have just billed me a supplemental sum for dealing with the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?

As unfair as it may seem, as long as it’s in their Terms of Engagement or Quote then yes your conveyancer is entitled to charge a fee for this. This charge is not dictated by Co-operative but by your Norbiton conveyancing practitioner. Numerous firms on the Co-operative panel will levy ’dealing with mortgage’ fee but many firms include it on their overall fee.

My partner and I have arranged a further advance on our home loan from Clydesdale as we want to conduct renovations to our property in Norbiton. Are we obliged to appoint a bricks and mortar Norbiton solicitor on the Clydesdale conveyancing panel to handle the legals?

Clydesdale do not ordinarily instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Clydesdale panel.

I have a mortgage with HSBC for my property in Norbiton. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform HSBC?

HSBC must be informed of your intention prior to renting your property as this is likely to be a breach of HSBC’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact HSBC directly. It should not be necessary to do this via a HSBC conveyancing panel lawyer.

I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Norbiton is where the house is located. Can you shed any light on this issue?

Flying freeholds in Norbiton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Norbiton you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Norbiton may determine 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 property.

I am looking for a conveyancing solicitor in Norbiton for my home move. Can I check a solicitor's record with the legal regulator?

Members of the public may find presented Solicitor Regulator Association (SRA) decisions stemming from inquisitions commenced on or after 1 January 2008. Visit Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's history, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, dial +44 (0)121 329 6800. The regulator could monitor call for training purposes.

Can you provide any advice for leasehold conveyancing in Norbiton with the aim of speeding up the sale process?

• Much of the frustration in leasehold conveyancing in Norbiton can be avoided if you instruct lawyers the minute your agents start marketing the property and ask them to put together the leasehold information which will be required by the purchasers’ representatives.
If you have the benefit of shareholding in the freehold, you should ensure that you have the original share certificate. Obtaining a new share certificate is often a lengthy formality and slows down many a Norbiton conveyancing deal. If a reissued share certificate is necessary, you should approach the company officers or managing agents (where applicable) for this as soon as possible. You may think that you are aware of the number of years left on your lease but you should verify this via your solicitors. A purchaser's conveyancer will not be happy to advise their client to proceed with the purchase of a leasehold property the remaining number of years is under 75 years. It is therefore important at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If there is a history of any disputes with your landlord or managing agents it is very important that these are settled prior to the flat being put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as historic rather than unsettled. The majority of freeholders or Management Companies in Norbiton levy fees for providing management packs for a leasehold home. You or your lawyers should discover the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most common reason for frustration in leasehold conveyancing in Norbiton.

Having spent years of correspondence we simply can't agree with our landlord on how much the lease extension should cost for our flat in Norbiton. Can we issue an application to the Residential Property Tribunal Service?

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

An example of a Lease Extension matter before the tribunal for a Norbiton flat 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 related to 1 flat.

We are in the middle of buying a residence in Norbiton. Conveyancing solicitor has called to say the title is "Leasehold". Should this impact the salability of the property?

Norbiton conveyancing does not ordinarily involve leasehold houses. The key factor here is the length of lease and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's almost the same as freehold, so it shouldn't impact the marketability significantly.

At the other extreme, if it's, say, 50 years it will have a significant effect on the saleability, and most likely wouldn't be acceptable to the mortgage company. The remaining lease term and ground rent will be specified in the lease which should be made available to your conveyancing practitioner.