A colleague informed me that in purchasing a property in Carshalton Beeches there may be a number of restrictions preventing external alterations to the property. Is this right?

We are aware of anumerous of properties in Carshalton Beeches which have some sort of restriction or requirement of consent to carry out external variations. Part of the conveyancing in Carshalton Beeches should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

I am due to exchange contracts on my apartment. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being a right pain. The Carshalton Beeches solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

I was told three weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Carshalton Beeches is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.

A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.

What does a local search inform me regarding the house we're buying in Carshalton Beeches?

Carshalton Beeches conveyancing often starts with the ordering local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Carshalton Beeches conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.

I used Action Conveyancing several years past for my conveyancing in Carshalton Beeches. I now require my papers but the law firm has closed. What do I do?

You should call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Carshalton Beeches of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.

I decided to have a survey carried out on a property in Carshalton Beeches prior to retaining lawyers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some lenders may not grant a loan on this type of house.

It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Carshalton Beeches. Conveyancing will be smoother if you use a solicitor in Carshalton Beeches especially if they regularly deal with such properties in Carshalton Beeches.

I am employed by a reputable estate agency in Carshalton Beeches where we have experienced a number of flat sales jeopardised as a result of short leases. I have received inconsistent advice from local Carshalton Beeches conveyancing solicitors. Can you confirm whether the vendor of a flat can instigate the lease extension process for the purchaser on completion of the sale?

As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the sale.

Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.

I inherited a a ground floor purpose built flat in Carshalton Beeches. Given that I can not reach agreement with the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?

Most certainly. We are happy to put you in touch with a Carshalton Beeches conveyancing firm who can help.

An example of a Freehold Enfranchisement decision for a Carshalton Beeches property is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case affected 3 flats. The unexpired residue of the current lease was 75 years.