We chose a local firm for our conveyancing in Tadworth last week. Reviewing the Terms I notewe are on the hook for fees even if the movedoes not go ahead. Should I go with them or select an on-line firm promoting no move no charge conveyancing in Tadworth?

Generally there is a compromise along the lines that if "No Sale No Fee" is available then the fee levels will generally be uplifted to counteract those conveyances that do not proceed. Also remember that such schemes generally do not protect you from expenses for example Tadworth conveyancing search charges.

we are a couple who intend to purchase a purpose built apartment in Tadworth with a residential mortgage from The Royal Bank of Scotland.We would like to retain our Tadworth conveyancing practitioner but The Royal Bank of Scotland advised that his firm is not listed on their "panel". we are left little option but to use a The Royal Bank of Scotland panel firm or retain our preferred solicitor and pay for a The Royal Bank of Scotland panel lawyer to act for them. We feel as though this is unjust; is there anything we can do?

Unfortunately,no. The loan offered to you is subject to its various provisions, one of which will be that solicitors must be on the The Royal Bank of Scotland approved list. Until recently, most mortgage companies had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for The Royal Bank of Scotland

Should I be wary that third parties that I am dealing with are recommending a web based conveyancing firm as opposed to a High Street Tadworth conveyancing company?

As with many service providers, often input from relatives can be worth their weight in gold. Nevertheless there are numerous parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and banks might all suggest conveyancers to select. On occasion the solicitors might be known to one of the organisations as one of the best in their field, but sometimes there exists a financial incentive behind the recommendation. You have the right to select your own lawyer. Don't forget that some mortgage providers specify a panel list of solicitors you must use for the lender aspect of your transaction.

In searching the internet for the words cheap conveyancing in Tadworth it reveals many solicitorsin the vicinity. How do I determine which is the right solicitor for the sale of my house?

The best method of finding the right conveyancer is through a personal referral, so seek the counsel of colleagues and relatives who have purchased a property in Tadworth or the local estate agent or mortgage broker. Charges for conveyancing in Tadworth differ, so it's a good idea to secure at least three fee calculations from different law firms. Dont forget to clarify that the fees are fixed.

I am looking at a two apartments in Tadworth which have approximately 50 years unexpired on the lease term. Will this present a problem?

There is no doubt about it. A leasehold flat in Tadworth is a wasting asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it reduces the value of the property. For most purchasers and mortgage companies, leases with less than 75 years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Tadworth conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.

I am the registered owner of a first floor flat in Tadworth. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal determine the amount due for the purchase of the freehold?

if there is a missing freeholder or where 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 Leasehold Valuation Tribunal to decide the amount due.

An example of a Lease Extension matter before the tribunal for a Tadworth property is 33 The Maisonettes Alberta Avenue in June 2014. the Tribunal decided that the premium payable for the grant of a new lease be the sum of £20,680 (Twenty Thousand six hundred and eighty pounds). This case related to 1 flat. The unexpired residue of the current lease was 60.43 years.