After what seems like an age a loan offer from NatWest for the remortgage of my 3 room flat is to be issued any day now. Can you propose a cheap conveyancing solicitor in Putney Heath?

You have come to the wrong place to search for the cheapest conveyancing in Putney Heath. We can offer you affordable conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint companies teasing you with £100 conveyancing in Putney Heath. The optimum result, in choosing a lawyer for cheap conveyancing, you will get your money’s worth and at worst you will end up being stung for additional fees and still not get the service you were looking for.

I am considering refinancing my home in Putney Heath, does my lawyer need to be on the HSBC Conveyancing panel?

In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.

I used Wolstenholmes several years past for my conveyancing in Putney Heath. I now require my papers but the law firm has closed. What do I do?

Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Putney Heath of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Putney Heath is where the house is located. Is there any advice you can give?

Flying freeholds in Putney Heath are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Putney Heath you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Putney Heath may decide 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 premises.

Estate agents have just been given the go-ahead to market my basement flat in Putney Heath. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly service charge invoice – what should I do?

Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as you normally would because all ground rent and maintenance payments will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.

I inherited a garden flat in Putney Heath. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount due for a lease extension?

Where there is a missing freeholder or if there is disagreement about what the lease extension should cost, under the relevant legislation you can apply to the First-tier Tribunal (Property Chamber) to judgment on the premium.

An example of a Freehold Enfranchisement case for a Putney Heath flat is 19 St. Margarets Crescent in August 2010. the tribunal was of the view that the premium to be paid by the leaseholder for the freehold reversion was £51,983.00 This case affected 3 flats. The unexpired term as at the valuation date was 66.25 years.