We selected a high street firm for our conveyancing in Putney Vale recently. After carefully reading the Ts and Cs it is apparent thatwe are liable for charges even if the movefalls through. Should I go with them or instruct a web based conveyancing company advertising no completion no charge conveyancing in Putney Vale?

It is usually a trade off in that if "No Sale No Fee" is advertised then the fee levels will tend to be be uplifted to neutralise the transactions that fail to complete. Do bear in mind that these deals generally do not cover expenses e.g. Putney Vale conveyancing search expenses.

Why do I have to pay up front for conveyancing in Putney Vale?

Where you are retaining lawyers for conveyancing in Putney Vale your lawyer will request that you put them with funds to cover the search fees. Normally this is called for to cover the fees of the Local Authority Search. When the down payment is payable against the total price then this will be required shortly prior to exchange of contracts. Any further balance that is needed should be sent to your lawyer a couple of days prior to the completion date.

I decided to have a survey carried out on a house in Putney Vale before instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies tend refuse to issue a mortgage on a flying freehold property.

It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to telephone us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Putney Vale. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Putney Vale to see if the conveyancing will be more expensive.

Am I right to be concerned that brokers that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a High Street Putney Vale conveyancing company?

As with lots of service providers, often referrals from relatives can be very helpful. Yet there are many parties with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and lenders may suggest conveyancers to instruct. Sometimes the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes commercial relationship behind the endorsement. You are at liberty to choose your preferred conveyancer. However, bear in mind that the majority of banks specify a panel list of law firms you must use for the lender related work in your house move.

I own a leasehold house in Putney Vale. Conveyancing and Coventry Building Society mortgage are in place. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1993. The conveyancing solicitor in Putney Vale who previously acted has now retired. Any advice?

The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. You do not need to incur the fees of a Putney Vale conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Having spent months of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Putney Vale. Can we issue an application to the Residential Property Tribunal Service?

in cases where there is a missing landlord or where there is dispute about what the lease extension should cost, under the relevant legislation it is possible to make an application to the First-tier Tribunal (Property Chamber) to assess the price.

An example of a Freehold Enfranchisement matter before the tribunal for a Putney Vale residence is 158 West Hill in November 2010. the Tribunal held that the premium to be paid for the freehold reversion should be £99,650 This case was in relation to 7 flats. The unexpired term as at the valuation date was 75.88 years.