Am I correct in assuming that the fact that my conveyancer in Richmond Upon Thames is not identified on my bank's solicitor panel that there is a problem with the standard of the firm’s conveyancing?

That would more than likely be an incorrect assumption to make. There are plenty of plausible explanations. A recent report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Richmond Upon Thames conveyancing practice and ask them why they are no longer on the approved list for your mortgage company.

Last we completed a house move in Richmond Upon Thames. We have noticed several problems with the house which we consider were missed in the conveyancing searches. Do we have any recourse? What searches should? have been ordered for conveyancing in Richmond Upon Thames?

It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Richmond Upon Thames. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the legal transfer of property, the vendor completes a questionnaire called a Seller’s Property Information Form. If the information ends up being incorrect, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Richmond Upon Thames.

What makes your site different to alternative web based conveyancing solicitors for conveyancing in Richmond Upon Thames?

At this site receive a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that has a full understanding of the issues for your conveyancing in Richmond Upon Thames. Unlike many estate agents and many comparison sites we do not operate commission arrangements with solicitors. A large number of agents and online brokers 'recommend' solicitors that pays the most commission, not the best value conveyancing in Richmond Upon Thames

As co-executor for the will of my uncle I am disposing of a property in Neath but live in Richmond Upon Thames. My lawyer (who is 250 kilometers awayneeds me to execute a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Richmond Upon Thames to witness and place their company stamp on the document?

strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are Richmond Upon Thames based

I am intending to rent out my leasehold apartment in Richmond Upon Thames. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?

A lease dictates the relationship between the freeholder and you the leaseholder; in particular, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Richmond Upon Thames do not prevent strict prohibition on subletting – such a provision would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.

I purchased a 1st floor flat in Richmond Upon Thames, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Richmond Upon Thames with a long lease are worth £165,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 50

With only 50 years left to run we estimate the premium for your lease extension to be between £36,100 and £41,800 as well as professional fees.

The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other 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 placing reliance on this information without first getting professional advice.