I am not well enough to travel far from New Waltham. What is the rationale as to why all New Waltham aren't included on all mortgage company panels?

Lenders highlight the fact that solicitor-led fraud is considered to be responsible for millions of pounds of fraud annually.The removal of law firms off of lender panels started with the rise in mortgage fraud, which prompted a thematic review by the FSA in 2011. Its conclusions included recommendations for lenders to review their conveyancing panels, which triggered a major policy change in the sector. This led to mortgage companies removing a number of firms off their official list of approved .

We have very pushy vendors who has recommended a lock out contract with a non-refundable deposit 6,000. Are such arrangements the norm for New Waltham conveyancing transactions?

This kind of agreement is unusual in New Waltham, conveyancers are often found to veer clients away from them as they detract from focusing on the primary focus, namely conveyancing and if you end up having your deposit forfeited then the lawyer is left exposed. Furthermore, there is no assurance that just because the proprietor has signed a lock out contract they will sell to you. They may be in contravention of the contract if they are offered a large enough incentive to do so because an aggrieved purchaser with the benefit of a lockout agreement will still have to establish consequential losses from the breach and this may not equalise the extra amount that the owner may obtain by reneging on the agreement, no matter how morally condemnable it undoubtedly is.

Yesterday I discovered that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. New Waltham is where the house is located. Can you shed any light on this issue?

Flying freeholds in New Waltham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in New Waltham you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in New Waltham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

My wife and I purchased a leasehold flat in New Waltham. Conveyancing and mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in New Waltham who acted for me is not around. Any advice?

The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to instruct a New Waltham conveyancing lawyer to do this as you can do this on the Land Registry website for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

New Waltham Conveyancing for Leasehold Flats - Examples of Queries before Purchasing

On the whole the outlay for major works are not included within service charges, although there some managing agents in New Waltham require leaseholders to contribute towards a sinking fund and this is used to offset against larger works. Make sure you find out if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being permitted in certain buildings in New Waltham. If you love the apartmentin New Waltham but your cat can’t live with you then you will be faced difficult decision. How many of the leaseholders are in arrears for their service charge payments?

I am an executor of my recently deceased mum’s Will, with a property in New Waltham which is to be sold. The property is unregistered at the Land Registry and I'm advised that some EAs will insist that it is done before they will proceed. What's the mechanism for this?

In the situation that you have set out it seems advisable to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.