I am aiming to move property in November. Does my conveyancing solicitor communicate with the removal company on the day of completion. On a separate note, can you put forward a removal company in Oval. Conveyancing lawyer was found before I stumbled across your website.

On the day of completion you will need to collect the keys from your selling agent but this can only happen after the previous owners conveyancers inform the agent that they acknowledge receipt of the completion payment and the keys can be passed over. You should tell the removal men that you are ready to move in. We are not in a position to suggest a specific removal company but can assist you in finding a conveyancing in Oval or a firm that specialises in conveyancing in Oval.

I am purchasing a property in Oval. One unusual aspect is that the roof has a solar panel. Lloyds have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As you are obtaining a mortgage with Lloyds your lawyer must check the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Lloyds. The CML Handbook includes minimum provisions for solar panel roof-space leases, and lawyers are required to report to Lloyds where a lease does not satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Oval.

I am selling my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being pedantic. The Oval solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?

It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.

What will a local search tell me regarding the property I am purchasing in Oval?

Oval conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations for instance Searches UK The local search plays a central part in many a Oval conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your property. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.

I'm purchasing a new build house in Oval benefiting from help to buy. The sellers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not reveal to my lawyer about the side-deal as it would affect my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

Having had my offer accepted I require leasehold conveyancing in Oval. Before I get started I want to be sure as to the unexpired term of the lease.

Assuming the lease is recorded at the land registry - and almost all are in Oval - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I own a a ground floor purpose built flat in Oval. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?

Absolutely. We can put you in touch with a Oval conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Oval flat is Ground Floor Flat 39 Bronsart Road in May 2010. Following a vesting order by West London County Court the Leasehold Valuation Tribunal concluded that the price to be paid for the extended lease of the premises was Thirteen Thousand Two hundred pounds (£13,200) in accordance with the valuation. The extended lease was granted for a term of 90 years from the expiry date of the Lease and at a peppercorn ground rent from the date of the vesting order. This case affected 1 flat. The unexpired residue of the current lease was 74.77 years.

My boyfriend is purchasing a ground floor flat in Oval. He was given a quote by the property lawyer recommended by the selling agents totaling £1275 . It was ten years ago since I sold and bought a home and the fee was £just under six hundred pounds. Have fees really escalated to that extent?

You should call a few local Oval conveyancing firms seeking prices. You should base your choice not solely on cost, but on promptness and on how comprehensive the response was.