I decided to go with a local firm for our conveyancing in Twickenham Park today. After carefully reading the official terms of business it is apparent thatwe are on the hook for charges even where the conveyance does not complete. Would I be best advised to choose an on-line firm promoting no move no charge conveyancing in Twickenham Park?

It is usually a trade off in that if "No Completion No Fee" is advertised then the fee levels will generally be uplifted to counteract those conveyances that fail to complete. Please beware that such arrangements generally do not protect you from expenses such as Twickenham Park conveyancing search expenses.

My partner and I intend to remortgage our flat in Twickenham Park with Barclays. We have a son approaching twenty who lives with us. Our solicitor has asked us to disclose anyone over the age of 17 other than ourselves who reside at the property. The solicitor has now sent a form for our son to sign, waiving any legal rights in the event that the flat is forfeited by the lender. I have two questions (1) Is this form unique to the Barclays conveyancing panel as he did not need to sign this form when we bought 3 years ago (2) Does our son by signing this giving up his rights to inherit the property?

First, rest assured that your Barclays conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Barclays. This is solely used to protect Barclays if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Barclays had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.

I am buying a new build flat in Twickenham Park. Conveyancing is a frightening process 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 are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Twickenham Park

The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.

In what way does the Landlord & Tenant Act 1954 impact my business property in Twickenham Park and how can you help?

The 1954 Act affords protection to business tenants, granting the right to make a request to court for a new tenancy and remain in occupation when the lease reaches an end. There are limited grounds that a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Twickenham Park is one of our numerous areas of the UK in which our lawyers are based

What are your top tips when it comes to choosing a Twickenham Park conveyancing firm to deal with our lease extension?

When appointing a conveyancer for your lease extension (regardless if they are a Twickenham Park conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with several firms including non Twickenham Park conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:

What are the costs for lease extension work? If the firm is not ALEP accredited then what is the reason?

I am the proprietor of a first floor flat in Twickenham Park. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the sum payable for the purchase of the freehold?

if there is a missing landlord or where there is dispute 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 arrive at the amount due.

An example of a Lease Extension matter before the tribunal for a Twickenham Park property 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 affected 1 flat. The unexpired term was 68.34 years.