I am considering applying for a mortgage for purchase of a new build (under development) in Laleham with 65 per cent LTV. Is it compulsory to choose a solicitor on the conveyancing panel for ?

There is nothing to stop you using your solicitor, but will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.

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

There are many recorded licenced Conveyancers in Laleham and Solicitor practices in Laleham offering conveyancing We would stress that the two are supervised by regulatory bodies with both specialising in the legal work in transferring property. Both can deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.

How can we know in advance if a Laleham conveyancing solicitor on the panel is any good?

When it comes to conveyancing in Laleham getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always recommend that you speak with the lawyer carrying out your transaction.

I recently had an offer agreed on a house in Laleham. My mortgage broker pressured me to appoint their . I paid an upfront payment of £150. Soon after, the contacted me embarrassingly acknowledging that they were not on the conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I decided to have a survey done on a property in Laleham prior to appointing lawyers. I have been told that there is a flying freehold aspect to the house. The surveyor has said that some lenders tend not grant a loan on this type of property.

It varies from the lender to lender. Santander has different instructions for example to Birmingham Midshires. If you e-mail us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Laleham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Laleham to see if the conveyancing costs will increase in light of this.

I have been sourcing a conveyancing lawyer in Laleham for my home move. Is there any facility to check a solicitor's record with the legal regulator?

One may find published Solicitor Regulator Association (SRA) decisions stemming from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, dial +44 (0)121 329 6800. The regulator may monitor call for training reasons.

I only have 72 years unexpired on my lease in Laleham. I now wish to get lease extension but my landlord is absent. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the magistrate. However, you will be required to prove that you have made all reasonable attempts to track down the freeholder. In some cases an enquiry agent would be useful to carry out a search and prepare an expert document which can be accepted by the court as evidence that the landlord can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Laleham.

I inherited a garden flat in Laleham, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Laleham with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 yearly. The lease ceases on 21st October 50

With only 50 years left to run the likely cost is going to span between £36,100 and £41,800 as well as professional fees.

The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.