Having been recommended your service we were going to use a conveyancing solicitor in Surrey Quays found on your site but have come across alternative quotes on the internet appear less pricey – why is this?

There are many firms of conveyancing organisations advertising self styled cut-price conveyancing, yet more often than not additionalfees result in the final bill markedly uplifted. Conveyancers are obliged to make sure that fees set out in terms of engagement should be fair and reasonable invoiced The solicitors that we put forward for conveyancing in Surrey Quays set out all legal fees for a domestic conveyancing case.

I am the registered owner of a freehold property in Surrey Quays but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Surrey Quays and has limited impact for conveyancing in Surrey Quays 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 establishment of fresh rentcharges from 1977 onwards.

Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.

As co-executor for the will of my father I am disposing of a house in Cardiff but live in Surrey Quays. My conveyancer (based 300 miles from mehas requested that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Surrey Quays who can attest this legal document for me?

strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will do regardless of whether they are located in Surrey Quays

I am employed by a busy estate agent office in Surrey Quays where we have experienced a few flat sales derailed due to short leases. I have been given contradictory information from local Surrey Quays conveyancing solicitors. Could you confirm whether the seller of a flat can instigate the lease extension process for the purchaser on completion of the sale?

Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the disposal of the property.

An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

We have reached the end of our tether in trying to purchase the freehold in Surrey Quays. Can the Leasehold Valuation Tribunal adjudicate on premiums?

Most certainly. We are happy to put you in touch with a Surrey Quays conveyancing firm who can help.

An example of a Freehold Enfranchisement case for a Surrey Quays residence is 12, 14 & 16 Hull Close in May 2010. the Tribunal determined that the premium payable for the acquisition of the freehold to the subject premises was the sum of £18,300 This case was in relation to 3 flats. The unexpired term was 101.61 years.

My solicitors in Surrey Quays have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.