Me and my partner are purchasing a house in Honor Oak. It might be a silly question but how we can trust a conveyancer? At some point we have to put funds into their account. What protection do we have from them run away with our monies?

Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.

We are getting the release of further funds on our home loan from as we intend to carry out alterations to our home in Honor Oak. Do we need to appoint a nearby Honor Oak solicitor on the conveyancing panel to deal with the paperwork?

do not ordinarily instruct firms on their approved list of lawyers 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 conveyancing panel.

I have paid off my mortgage with . I assume I don't need a Honor Oak on the panel to discharge the mortgage at the Land Registry. Am I right?

If you have finished paying off your mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the mortgage from the register. , and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where has sent the Land Registry the discharge electronically, and
3. has instructed the Land Registry to do so

I decided to have a survey done on a property in Honor Oak before retaining conveyancers. I have been told that there is a flying freehold overhang to the house. The surveyor has said that some mortgage companies tend refuse to issue a loan on such a home.

It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. Should you wish to telephone us we can check with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Honor Oak. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Honor Oak to see if the conveyancing costs will increase in light of this.

As co-executor for the estate of my grandmother I am selling a residence in Cardiff but I am based in Honor Oak. My lawyer (approximately 250 miles from meneeds me to sign a statutory declaration ahead of completion. Could you suggest a conveyancing lawyer in Honor Oak who can attest this legal document for me?

strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are based in Honor Oak

I inherited a studio flat in Honor Oak, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Honor Oak with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 50

You have 50 years unexpired the likely cost is going to span between £36,100 and £41,800 as well as costs.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.

When it comes to my conveyancing in Honor Oak should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee

(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Honor Oak conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the 's time in submitting the funds this way.