A loan agreement from NatWest for the refinancing of my 3 room apartment is to be issued by the end of next week. Are you able to suggest a low cost conveyancing practitioner in Norbiton?

You have arrived at the wrong site to search for the lowest fares for conveyancing solicitors in Norbiton. We can offer you cost effective conveyancing but our intention is not to advertise as being the cheapest. Do not be fooled by brokers offering £99 conveyancing in Norbiton. In your best case scenario, in being led by low cost conveyancing, you will get your money’s worth and at worst it will result in you paying a lot in additional fees and still not get the service required.

My Norbiton solicitor has identified an inconsistency between the surveyor’s assumptions in the home valuation report and what is in the title deeds. My lawyer informs me that he needs to check that the lender is happy with this discrepancy and is content to go ahead. Is my conveyancer’s stance correct?

Your must comply with the UK Finance Lenders’ Handbook provisions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.

I am the registered owner of a freehold residence in Norbiton but nevertheless pay rent, why is this and what is this?

It’s unusual for properties in Norbiton and has limited impact for conveyancing in Norbiton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.

Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.

Previous rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 is to be extinguished.

Is it best to instruct a Norbiton conveyancing practitioner based in the location that I am hoping to buy? An old friend can handle the conveyancing however they are based a couple of hundredkilometers away.

The benefit of a local Norbiton conveyancing firm is that you can drop in to sign paperwork, hand in your identification documents and apply pressure on them if necessary. They will also have local intelligence which is a plus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were content that should trump using an unknown Norbiton conveyancing lawyer solely due to them being based in the area.

My fiance and I may need to rent out our Norbiton ground floor flat for a while due to a new job. We used a Norbiton conveyancing firm in 2001 but they have closed and we did not have the foresight to get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?

A small minority of properties in Norbiton do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.

I am the registered owner of a garden flat in Norbiton, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Norbiton with a long lease are worth £165,000. The ground rent is £45 invoiced every year. The lease ceases on 21st October 50

With only 50 years left to run the likely cost is going to be between £36,100 and £41,800 plus legals.

The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.