Finally, a mortgage offer from Nationwide for the remortgage of my 2 bedroom apartment is expected any day now. Could you suggest a cheap conveyancing law firm in Honor Oak?

You have come to the wrong site to search for a cheap conveyancing solicitors in Honor Oak. Our aim is to provide excellent value conveyancing but our intention is not to work with the cheapest lawyers. Avoid the trap of appointing brokers offering the bait of ninety nine pound conveyancing in Honor Oak. The optimum result, in being led by low cost conveyancing, you will get your money’s worth and at worst you will end up being stung for additional fees and still not get the service expected.

My wife and I buying a victorian detached house in Honor Oak. We would like to an extension at the rear at the house.Will legal conveyancing on the property include checks to see if these works are prohibited?

Your conveyancer should check the registered title as conveyancing in Honor Oak can occasionally identify restrictions in the title deeds which prevent categories of changes or require the consent of another owner. Some works call for local authority planning permissions and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.

We are getting the release of further monies on our mortgage from TSB as we intend to conduct renovations to our house in Honor Oak. Are we obliged to appoint a local Honor Oak solicitor on the TSB conveyancing panel to handle the paperwork?

TSB don't usually appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.

Planning on purchasing a apartment in Honor Oak. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Virgin Money conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Honor Oak property lawyer is on the Virgin Money conveyancing panel.

I used Stirling Law several years past for my conveyancing in Honor Oak. I now require my papers but the law firm is no longer operating. What do I do?

Do 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 Honor Oak 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 am buying a new build apartment in Honor Oak. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.

Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Honor Oak

Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan.

I have recently realised that I have 62 years unexpired on my lease in Honor Oak. I now wish to get lease extension but my freeholder is absent. What options are available to me?

If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to track down the lessor. For most situations an enquiry agent may be useful to carry out a search and to produce a report to be accepted by the court as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the application to the County Court covering Honor Oak.

I am the proprietor of a two-bedroom flat in Honor Oak. In the absence of agreement between myself and the freeholder, can the Leasehold valuation Tribunal determine the premium payable for a lease extension?

Most certainly. We can put you in touch with a Honor Oak conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a Honor Oak flat is Flat 1 40-42 Ewelme Road in August 2012. the Tribunal assessed the premium for the lease extension in the sum of £11,800 This case was in relation to 1 flat. The unexpired term as at the valuation date was 61.81 years.