My father advised me that in buying a property in Little Venice there could be various restrictions as to what one can do in terms of external alterations to the property. Is this right?

We are aware of anumerous of properties in Little Venice which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Little Venice should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

We are getting the release of further monies on our mortgage from Bank of Ireland as we wish to carry out alterations to our house in Little Venice. Do we need to appoint a local Little Venice solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?

Bank of Ireland do not ordinarily appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.

Planning on purchasing a maisonette in Little Venice. 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 Co-operative 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 Little Venice lawyer is on the Co-operative conveyancing panel.

How does conveyancing in Little Venice differ for newly converted properties?

Most buyers of new build property in Little Venice contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because house builders in Little Venice usually purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Little Venice or who has acted in the same development.

Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Little Venice is where the house is located. Can you shed any light on this issue?

Flying freeholds in Little Venice are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Little Venice you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Little Venice 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 property.

I am in need of some leasehold conveyancing in Little Venice. Before I set the wheels in motion I require certainty as to the remaining lease term.

If the lease is recorded at the land registry - and most are in Little Venice - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

I invested in buying a split level flat in Little Venice, conveyancing formalities finalised 4 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Little Venice with an extended lease are worth £176,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2105

With only 80 years unexpired we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as professional fees.

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 due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.

I require the services of a bank panel solicitor in Little Venice. Can you assist?

It is not clear why you need a Little Venice panel solicitor but in any event, if you can not find one on our search tool you will need to speak directly to the lender to find out which solicitors in Little Venice are on their panel . If you do find such a firm in Little Venice not listed please direct them to our site to list. At a fee of one pound per month it is not expensive to register on the site