We hired a local lawyer for my conveyancing in Walton On Thames last week. After carefully reading the small print I notewe are liable for costs even where the transaction does not complete. Would I be best advised to use a web based solicitor practice advertising no completion no charge conveyancing in Walton On Thames?

Generally there is a compromise along the lines that if "No Sale No Fee" is advertised then the conveyancing charges will generally be more expensive to offset those conveyances that do not go ahead. Dont forget that these schemes rarely cover expenditure for example Walton On Thames conveyancing search charges.

My wife and I have lately bought a property in Walton On Thames. We have noticed several problems with the property which we believe were missed in the conveyancing searches. What action can we take? What searches should? have been carried out for conveyancing in Walton On Thames?

The question is not clear as what problems have arisen and if they are relate to conveyancing in Walton On Thames. Conveyancing searches and due diligence undertaken during the buying process are carried out to help avoid problems. As part of the process, a seller fills in a document called a Seller’s Property Information Form. answers is incorrect, you may have a misrepresentation claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Walton On Thames.

I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Walton On Thames I like with amenity areas and railway links nearby, however it's only got 61 years unexpired on the lease. There is not much else in Walton On Thames for this price, so just wondered if I would be making a mistake purchasing a short lease?

If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.

My fiance and I may need to let out our Walton On Thames ground floor flat for a while due to a career opportunity. We used a Walton On Thames conveyancing practice in 2001 but they have closed and we did not have the foresight to seek any guidance as to whether the lease allows us to sublet. How do we find out?

Even though your previous Walton On Thames conveyancing lawyer is no longer around you can check your lease to check if it allows you to sublet the apartment. The accepted inference is that if the deeds are silent, subletting is permitted. There may be a precondition that you are obliged to obtain permission via your landlord or some other party in advance of subletting. This means you not allowed to sublet without first obtaining consent. Such consent should not be unreasonably withheld. If your lease does not allow you to sublet you will need to ask your landlord if they are willing to waive this restriction.

I have had difficulty in trying to purchase the freehold in Walton On Thames. Can this matter be resolved via the Leasehold Valuation Tribunal?

if there is a missing freeholder or where there is disagreement 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 determine the sum to be paid.

An example of a Lease Extension decision for a Walton On Thames property is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case affected 1 flat. The unexpired term was 82.93 years.

My step-son is embarking on her first house purchase, the home loan was agreed last week in principle. After the offer was accepted on flat we rang the bank to issue the formal offer. We were very surprised to hear that banks do not accept all property lawyer, they have to be on a list, is this correct?

Lenders ordinarily restrict either the type or the number of conveyancing practices on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Walton On Thames conveyancing practitioner on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.