What happens if my lawyer’s firm is removed from the Kent Reliance Conveyancing panel ahead of completing my conveyancing in Byfleet?

The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.

I am close to exchanging contracts on the sale of our property in Byfleet and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A high street Byfleet conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a nationwide conveyancing practice rather than a conveyancing solicitor in Byfleet. We have lived in Byfleet for 5 years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.

It sounds as though you may have a conveyancing solicitor currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)

I have been on the look out for a ground for flat up to £235,500 and identified one near me in Byfleet I like with amenity areas and station in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Byfleet for this price, so just wondered if I would be making a mistake buying a short lease?

If you require a home loan that many years may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.

As co-executor for the estate of my aunt I am disposing of a property in Monmouth but live in Byfleet. My solicitor (approximately 235 miles awayrequires that I sign a statutory declaration before completion. Could you suggest a conveyancing practitioner in Byfleet who can attest and place their company stamp on the document?

Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Byfleet based

My wife and I purchased a leasehold flat in Byfleet. Conveyancing and Leeds Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Byfleet who previously acted has now retired. Do I pay?

The first thing you should do is contact the Land Registry to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Byfleet conveyancing firm to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Leasehold Conveyancing in Byfleet - Sample of Questions you should consider Prior to buying

In the main the outlay for major works are not incorporated into the service charges, albeit that a few managing agents in Byfleet obliged leasehold owners to contribute towards a reserve fund created for the specific purpose of establishing a fund for major repairs or maintenance. Best to be warned if a new roof is being put on or some other major work is pending that will be shared between the leaseholders and will materially impact the level of the service charges or result in a one off invoice. Who takes charge for maintaining and repairing the building?