My best friend’s uncle is a conveyancer. I suspect that I will be offered friends and family pricing for conveyancing, but if not, what level of figure should I be paying for conveyancing in Turnpike Lane?

You should compare pricing. Do use our search tool on this site. Whilst prices may contrast greatly but the service one can expect are distinct between law firms as is the case with the vast majority of professional services.

The Turnpike Lane conveyancing firm handling our Turnpike Lane conveyancing has discovered a discrepancy between the surveyor’s assumptions in the home valuation report and what is in the legal papers for the property. My lawyer informs me that he is obliged to check that the bank is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance right?

Your conveyancer must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

We are buying a 3 bedroom semi in Turnpike Lane. We would like to an extension at the rear at the property.Will legal work on the property include investigations to determine if these alterations are permitted?

Your conveyancer will review the registered title as conveyancing in Turnpike Lane can occasionally identify restrictions in the title deeds which prohibit certain changes or need the consent of another owner. Many additions need local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

We were going to get a OIP from Kent Reliance this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Turnpike Lane solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?

You will need to appoint Turnpike Lane solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.

At last I have had an offer on a flat in Turnpike Lane agreed to, but there is a chain. The sellers have placed an offer on on an apartment, but it’s not yet agreed to, and have viewings of other properties in the pipeline. I have instructed a local conveyancing solicitor in Turnpike Lane. What do I do now? At what point should I apply for the mortgage with HSBC?

It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Turnpike Lane conveyancing search costs, etc). First, you must ensure that your lawyer is on the HSBC approved list. Regarding the subsequent stages this very much depends on the specifics of your case, attraction to the property and on the state of the market. In a hot market the majority of home buyers will apply for a home loan with HSBC and arrange for the valuation and only if it was satisfactory would they pay their property lawyer to move forward with the conveyancing in Turnpike Lane.

I am buying a new build apartment in Turnpike Lane. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Turnpike Lane

There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.

All being well we will complete the sale of our £300,000 flat in Turnpike Lane in just under a week. The landlords agents has quoted £384 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Turnpike Lane?

For most leasehold sales in Turnpike Lane conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Answering pre-contract questions Where consent is required before sale in Turnpike Lane Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Turnpike Lane leasehold premises is £350. For Turnpike Lane conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to supply answers.

I have attempted and failed to negotiate with my landlord to extend my lease without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Turnpike Lane conveyancing firm to represent me?

if there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to judgment on the sum to be paid.

An example of a Lease Extension case for a Turnpike Lane flat is First Floor Flat 109 Lyndhurst Road in May 2010. Following a vesting order by Edmonton County Court on 29th October 2009 the Tribunal decided on a figure of £5,012 for a lease extension. This case affected 1 flat. The unexpired term as at the valuation date was 81.79 years.