I require conveyancing for a flat in a relatively new development (five years old) in Fulham. 95% of the appartments are already disposed of. Do I need carry out the local searches for my conveyancing in Fulham?

You would be opening yourself up to an unnecessary risk in refusing to carrying out Fulham conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would strongly advise in the strongest possible terms that your conveyancer conducts them. Where speed and cost are top of your issues you should consider with your conveyancer about the option of search insurance

I own a freehold premises in Fulham but still charged rent, why is this and what is this?

It’s unusual for properties in Fulham and has limited impact for conveyancing in Fulham but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 will be dispensed with completely.

My uncle passed away 10 months ago and as sole heir and executor I was left the property in Fulham. The house had a small mortgage left on it of around £5k. I want to have the title changed into my name whilst I re-mortgage to , pay off the mortgage. Is this allowed?

Where you plan to refinance then will insist on your using a conveyancer on the conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the mortgage is registered as a charge at the Land Registry.

Are all Fulham Conveyancing Quality Solicitors on the conveyancing panel?

A selection of lenders now use the accreditation scheme as the starting point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of firms.

Completion of my purchase has taken place for my property in Fulham. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?

Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.

Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Fulham solicitor - who is on the conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?

will need an independent valuation of the property. Your lawyer will not arrange this. Usually 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. Your will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Fulham postcode. As you are getting a mortgage with , you could contact them to see if they have a list of approved surveyors in Fulham.

I have recentlybeen informed that Arc property Solicitors have closed. They carried out my conveyancing in Fulham for a purchase of a freehold house 18 months ago. How can I establish that my home is registered correctly in the name of the former proprietor?

The easiest way to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Fulham conveyancing specialists.