I am considering applying for a TSB mortgage for purchase of a new build (under development) in Seven Kings with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for TSB ?

There is nothing to stop you using your solicitor, but TSB will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

Given that I am about to spend over three hundred thousand on a two bedroom apartment in Seven Kings I wish to talk to a conveyancer regarding thehouse move before appointing the firm. Can this be arranged?

This is something that we encourage - we would be pleased to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your conveyancing in Seven Kings.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Seven Kings should be the figure that you are charged.

My husband and I are 17 days into a leasehold purchase having been referred to a firm by the local agent to do our conveyancing in Seven Kings. I am am very disappointed with the level of service. Can you you assist me in finding new conveyancers?

They would need to be very poor to suggest changing them. Has your mortgage been sent? If so you must make them aware of the new contact details and get the offer are re-sent. The conveyancer should be on the lenders panel to avoid supplemental charges and frustration. So that should be your starting point. Our find a solicitor tool should help you find a bank approved solicitor for your conveyancing in Seven Kings

Looking forward to exchange soon on a leasehold property in Seven Kings. Conveyancing solicitors have said that they are sending me a report within the next couple of days. What should I be looking out for?

The report on title for your leasehold conveyancing in Seven Kings should include some of the following:

Does the lease prevent you from renting out the property, or having a home office for business What the implications are if you breach a clause of your lease? You must be told what is to be regarded as a Nuisance in the lease Where does the liability rest for repairing the window frames The landlord’s rights to access the premises. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.

After months of negotiations we cannot agree with our landlord on how much the lease extension should cost for our flat in Seven Kings. Can we issue an application to the Residential Property Tribunal Service?

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

An example of a Lease Extension matter before the tribunal for a Seven Kings property is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The number of years remaining on the existing lease(s) was 61.36 years.

When it comes to my conveyancing in Seven Kings should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Seven Kings conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.