I can't travel far from Tokyngton. Can you please spell out why all Tokyngton conveyancers are not on all bank panels?

Before the recession most lenders had an attitude to risk which differs from the current day. The FSA in 2010 instigated a thematic review into mortgage fraud which concluded: know the conveyancers on your panel. Accordingly, mortgage companies have since looked to extract more data from law firms regarding their operations and the staff who work for them and set certain criteria such as completing a minimum number of transactions. Many law practices have found themselves removed from lender panels even though they had 100% healthy disciplinary record, no complaints and no claims and didn't just 'dabble' in conveyancing. Such firms found it impossible satisfy the criteria of amount of transactions the mortgage companies required.

All was ready to complete my purchase in Tokyngton next Tuesday. My lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the bank. What risks does the lender expect the insurance to cover?

Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s UK Finance Lenders’ Handbook requirements. These obligations are not limited to conveyancing in Tokyngton.

I am selling my apartment in Tokyngton. Will my lawyer have to be on the Nationwide conveyancing panel in order to deal with the discharge of my mortgage?

Ordinarily, even if your lawyer is not on the Nationwide conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently at the moment.

What does commercial conveyancing in Tokyngton cover?

Non domestic conveyancing in Tokyngton covers a broad range of services, given by regulated solicitors, relating to business property. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.

I own a leasehold flat in Tokyngton. Conveyancing and Skipton Building Society mortgage organised. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Tokyngton who previously acted has long since retired. What should I do?

First contact the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Tokyngton conveyancing firm to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.

Following years of negotiations we are unable to agree with our landlord on how much the lease extension should cost for our flat in Tokyngton. Can we issue an application to the Residential Property Tribunal Service?

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

An example of a Lease Extension case for a Tokyngton property is Ground Floor Flat 79 London Road in September 2012. the Tribunal held that the premium payable for the lease extension should be £7,636 This case affected 1 flat. The unexpired lease term was 74 years.