When it comes to mortgage companies such as Bank of Ireland, do Turnham Green lawyers face an annual charge to be on the list of approved solicitors?

We are not aware of any mortgage company fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.

I am due to exchange contracts on my apartment. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being problematic. The Turnham Green solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?

It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

Planning on purchasing a maisonette in Turnham Green. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Barclays conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Turnham Green conveyancing practitioner is on the Barclays conveyancing panel.

How does conveyancing in Turnham Green differ for new build properties?

Most buyers of new build residence in Turnham Green contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is finished. This is because house builders in Turnham Green usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Turnham Green or who has acted in the same development.

Due to the input of my in-laws I had a survey completed on a house in Turnham Green in advance of instructing lawyers. I have been informed that there is a flying freehold overhang to the property. Our surveyor advised that some mortgage companies will refuse to give a mortgage on such a property.

It varies from the lender to lender. Santander has different instructions for example to Nationwide. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Turnham Green. Conveyancing will be smoother if you use a solicitor in Turnham Green especially if they are familiar with such properties in Turnham Green.

Am I better off to use a Turnham Green conveyancing lawyer who is local to the property I am buying? We have a good friend who can deal with the conveyancing however his firm is located over three hundred miles away.

The benefit of a high street Turnham Green conveyancing firm is that you can pop in to sign documents, hand in your ID and pester them if necessary. Having local Turnham Green know how is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were content that must trump using an unknown Turnham Green conveyancing lawyer just because they are local.

I've recently bought a leasehold flat in Turnham Green. Am I liable to pay service charges relating to a period prior to completion of my purchase?

In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

I have had difficulty in negotiating a lease extension in Turnham Green. Can this matter be resolved via the Leasehold Valuation Tribunal?

in cases where there is a missing landlord or if there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the amount due.

An example of a Lease Extension case for a Turnham Green residence is Flat 1 30 Ennismore Avenue in September 2010. the Tribunal adopted and arrived at a premium for the lease extension of £29, 900 This case related to 1 flat. The number of years remaining on the existing lease(s) was 68.34 years.