Me and my partner are acquiring our first property. The conveyancer has messagedto see if we wish to take out extra conveyancing searches. Frankly we are clueless as to what's recommended for conveyancing in Tolworth

The scope of Tolworth conveyancing searches should be triggered based primarily on the property, the location, the likelihood of any of these risks, your knowledge of the locality and risks, your overall approach to risk. What matters is that you properly comprehend what information the searches could give you. Then you can decide if you consider that you need that search. Should you be unclear, ask your property lawyer to advise.

Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Tolworth?

There are two types of lawyers who can conduct conveyancing in Tolworth namely CLC regulated conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the disposal or acquisition of property. They are both duty bound to perform Tolworth conveyancing to the same standards and guidelines so you may be sure that your conveyancing will be professionally administered and that all requirements and steps should be accurately attended to.

I have decided to exercise my right to buy my property in Tolworth off the council. I have a mortgage agreed with Principality. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.

I was told four weeks ago that my mortgage has been agreed to by Leeds Building Society. Is it usual for Leeds Building Society to only issue the offer once my solicitor in Tolworth is approved on their conveyancing panel? Leeds Building Society have asked my solicitor to see a copy of their PI Insurance.

A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Leeds Building Society to deal with your lawyer's application to be on the Leeds Building Society conveyancing panel. There's no guarantee that your solicitor will be accepted.

Should my solicitor be making enquiries regarding flooding during the conveyancing in Tolworth.

The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Tolworth. Some people will buy a house in Tolworth, fully expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.

Lawyers are not qualified to give advice on flood risk, but there are a number of searches that may be undertaken by the buyer or by their conveyancers which should figure out the risks in Tolworth. The conventional set of information supplied to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to discover whether the premises has ever been flooded. In the event that flooding has previously occurred which is not revealed by the vendor, then a buyer could issue a claim for damages resulting from an inaccurate answer. The buyer’s solicitors will also commission an enviro report. This will reveal whether there is a recorded flood risk. If so, more detailed inquiries should be carried out.

Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Tolworth is where the house is located. Can you shed any light on this issue?

Flying freeholds in Tolworth are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Tolworth you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Tolworth may ascertain 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.

I own a leasehold flat in Tolworth. Conveyancing and Godiva Mortgages Ltd mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Tolworth who previously acted has now retired. What should I do?

The first thing you should do is contact HMLR to be sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Tolworth conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I have attempted and failed to negotiate with my landlord to extend my lease without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Tolworth conveyancing firm to help?

Most definitely. We are happy to put you in touch with a Tolworth conveyancing firm who can help.

An example of a Lease Extension decision for a Tolworth premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.