This question may be naive but I am unseasoned as a 1st time buyer of a two bedroom flat in Ham. Do I pick up the keys to the premises on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Ham?

On the day of completion you do not need to go to the conveyancers office in Ham. Your solicitors will electronically transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you should be able to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.

When it comes to lenders such as , do Ham incur a fee to be on the conveyancing panel?

We are unaware of any mortgage company fees to be on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.

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

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

We are close to exchanging contracts on the sale of our house in Ham and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers used a national conveyancing firm rather than a conveyancing solicitor in Ham. Having lived in Ham for many years we know that this is a non issue. Do we get in touch with our local Authority to obtain confirmation that the buyers are looking for.

It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must 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)

The deeds to our house can not be found. The solicitors who dealt with the conveyancing in Ham years ago no longer exist. What are my options?

As long as the title is registered the information relating to your ownership will be evidenced by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, locate your house and order up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will in most cases hold a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.

I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Ham is where the house is located. Can you offer any advice?

Flying freeholds in Ham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ham you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ham 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 residence.

Partway through the sale of a leasehold flat in Ham. Conveyancing lawyers are doing their job but we are being charged a fortune from the freeholder. To date we have issued a cheque for £225 for a leasehold management information and then another £117.20 for responses to questions supplied by the buyers .

You will not have any say over the level of the bill for this information but the typical fee for the information for Ham leasehold premises is £355. For Ham conveyancing sales it is customary for the owner to cover the costs. The landlord or their agents are under no legal obligation to answer these questions although many will agree to do so - albeit often at high prices disproportionate to the work involved. Regretfully there is no law that mandates fixed charges for administrative tasks. Neither is there any set time frame by which they are required to issue the information.