As someone clueless as to the Nine Elms conveyancing process what is your top tip you can impart concerning the home moving process in Nine Elms

You may not hear this from too many lawyers but conveyancing in Nine Elms or throughout England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is lots of room for friction between you and others involved in the ownership transfer. For instance, the seller, selling agent and sometimes the mortgage company. Appointing a lawyer for your conveyancing in Nine Elms an important selection as your conveyancer is your adviser, and is the ONLY party in the process whose responsibility is to look after your legal interests and to protect you.

Sometimes a potential adversary may attempt to persuade you that it is in your interests to do things their way. For example, the property agent may claim to be helping by claiming that your solicitor is wrong. Or your financial adviser may advise you to do something that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.

We have a mortgage agreed in principle with Bank of Ireland. Nine Elms conveyancing solicitors are appointed. How long does it take for Bank of Ireland to issue the offer to the conveyancing practitioner?

Some lenders take longer than others. Have Bank of Ireland completed the survey? Have you informed Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.

We were going to get a DIP from Coventry BS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Coventry BS recommend any Nine Elms solicitors on the Coventry BS conveyancing panel, or is it better to go independently?

You will need to appoint Nine Elms solicitors independently although you'll need to choose one on the Coventry BS conveyancing panel. The solicitor represents both you and Coventry BS through the process.

The mortgage over my property is with Barclays for my property in Nine Elms. Conveyancing was finalised a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?

You must advise Barclays before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Barclays directly. It should not be necessary to do this via a Barclays conveyancing panel solicitor.

What does a local search reveal about the house we're buying in Nine Elms?

Nine Elms conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search plays a central part in many a Nine Elms conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.

I am a sole trader intending to lease a unit on the high street. Can you recommend lawyers offering no-move-no fees for commercial conveyancing in Nine Elms for below 2k?

We can recommend firms who have well rounded knowledge of commercial conveyancing in Nine Elms, including the disposal and acquisition of businesses as well as simply premises. If you are intending to acquire or sell a shop, pub, restaurant, office, retail premises or a complete business we will put you in touch with the right solicitor. As for the costs this will depend on the structure and complexity of the proposed transaction. Please provide us with your contact information or call so as to enable us to provide you with comprehensive commercial conveyancing quote.

I own a leasehold house in Nine Elms. Conveyancing and Clydesdale mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Nine Elms who acted for me is not around. Do I pay?

The first thing you should do is make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to instruct a Nine Elms conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

I am the registered owner of a ground flat in Nine Elms. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium due for the purchase of the freehold?

in cases where there is a missing freeholder or where there is disagreement about the premium for a lease extension, under the relevant statutes it is possible to make an application to the LVT to arrive at the price payable.

An example of a Lease Extension case for a Nine Elms residence is 150A Albert Palace Mansions Lurline Gardens in July 2013. The Tribunal determined that the premium payable for the new lease of the subject property was £42,069 This case affected 1 flat. The unexpired term was 57.06 years.