In the event thatI was to acquire a straightforward housein Old Coulsdon for cash and dispense with a survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Old Coulsdon?

Any savings you would gain would be isolated to the disbursement for searches. Your property lawyer is obliged to do the vast majority of work - money laundering, correspond with the vendors solicitor, stamp duty submission, register the ownership etc. You might save a bit for them not needing to register a charge but it will not be a lot.

I am assisting my sister sell her flat in Old Coulsdon. Will the solicitor order an energy assessment or it is for the seller to see to?

After the abolition of HIPs, energy assessments was retained a required part of moving house. An energy performance certificate must be to hand prior to the property being advertised. This is not a task that conveyancers ordinarily organise. If you are using a Old Coulsdon conveyancing solicitor they may be willing to arrange energy assessments given their contacts with long established local assessors

How can we tell if a Old Coulsdon conveyancing solicitor on the Yorkshire BS panel is any good?

When it comes to conveyancing in Old Coulsdon getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always suggest that you speak with the solicitor handling your conveyancing.

I am due to exchange contracts on my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being problematic. The Old Coulsdon solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?

It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

My friend recommended that if I am buying in Old Coulsdon I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?

This is a search is sometimes quoted for as part of the standard Old Coulsdon conveyancing searches. It is a large report of more than thirty pages, listing and detailing important information about Old Coulsdon around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Old Coulsdon Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Old Coulsdon Education with maps and statistics, Local Amenities and other useful data about Old Coulsdon.

Me and my brother have a terraced Georgian house in Old Coulsdon. Conveyancing practitioner acted for me and Santander. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same property. Is it worth asking Santander to clarify?

You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Old Coulsdon and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with your conveyancing solicitor who conducted the purchase.

What are your top tips when it comes to choosing a Old Coulsdon conveyancing firm to carry out our lease extension conveyancing?

When appointing a conveyancer for your lease extension (regardless if they are a Old Coulsdon conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Old Coulsdon conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:

How experienced is the practice with lease extension legislation? How many lease extensions have they carried out in Old Coulsdon in the last 12 months?

I am the registered owner of a first floor flat in Old Coulsdon. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?

in cases where there is a absentee freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to make a decision on the premium.

An example of a Freehold Enfranchisement case for a Old Coulsdon residence is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case affected 3 flats. The unexpired term as at the valuation date was 75 years.