I sincerely hope you can assist me. My East and West Horsley solicitor is informing me me that he has toorder East and West Horsley conveyancing searches becausethe firm are on the Nat Westconveyancing panel. Do I not have a choice here?

Unfortunately both you and your lawyer have little choice here. As you are obtaining a home loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out East and West Horsley conveyancing searches.

Can I use your services to recommend a Conveyancing solicitor in East and West Horsley even if I’m not purchasing or selling a house, for example if I wish to buy a shop in East and West Horsley with a loan from The Mortgage Works?

The service is primarily utilised to help choose residential conveyancing solicitors in East and West Horsley but we have recorded at the end of this page some East and West Horsley commercial conveyancing firms. You should make contact with the firm directly to establish if they can also act for The Mortgage Works

is it true that all East and West Horsley solicitor practices on the Leeds Building Society conveyancing panel are governed by the Solicitors Regulatory Authority?

As solicitors, in order to be on the Leeds Building Society approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of banks do list licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.

Can I be sure that the East and West Horsley conveyancing solicitor on the Lloyds panel is any good?

When it comes to conveyancing in East and West Horsley seeking recommendations is a good starting point. 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 which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your transaction.

I have instructed a East and West Horsley conveyancing practitioner having made sure that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?

Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own East and West Horsley surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Have purchased a a semi-detached house in East and West Horsley , how long should it take for the Land Registry to deal with the formalities evidencing my ownership? My East and West Horsley conveyancing solicitor has been very slow, so I want to check that my name is registered.

There is nothing unique about conveyancing in East and West Horsley registration formalities. Rather than based on location, timeframes can adjust subject to who lodges the application, whether it is in order and if the Land registry have to notify any 3rd persons or bodies. At present roughly three quarters of such applications are fully addressed in less than three weeks but occasionally there can be longer delays. Historically registration takes place once the buyer has moved in to the premises thus post completion formalities is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.

My wife and I purchased a leasehold flat in East and West Horsley. Conveyancing and Britannia mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in East and West Horsley who acted for me is not around. Any advice?

The first thing you should do is contact HMLR to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a East and West Horsley conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.

I own a garden flat in East and West Horsley, conveyancing having been completed half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in East and West Horsley with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2096

With 71 years unexpired the likely cost is going to range between £9,500 and £11,000 as well as legals.

The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.