I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Twickenham Park conveyancing practitioner on the Barclays panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Barclays has sent the Land Registry the discharge electronically, and
3. Barclays has instructed the Land Registry to do so

I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Twickenham Park solicitor - who is on the Leeds Building Society conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Leeds Building Society will need an independent valuation of the property. Your lawyer will not arrange this. Usually Leeds Building Society will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Twickenham Park postcode. As you are getting a mortgage with Leeds Building Society, you could contact them to see if they have a list of approved surveyors in Twickenham Park.

After what feels like an age I have had an offer on a flat in Twickenham Park accepted, the vendors do nevertheless have a connected purchase. The vendors have placed an offer on a flat, however it’s not yet agreed to, and are looking at other flats booked. I have selected a high street conveyancing solicitor in Twickenham Park. What should be my next step? At what point do I apply for the mortgage with Skipton?

It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of one thousand pounds, then survey, Twickenham Park conveyancing search costs, etc). First, you must check that your conveyancer is on the Skipton conveyancing panel. Regarding the subsequent steps this very much depends on the uniqueness of your transaction, desire for this property and on the state of the market. During a buoyant market some home buyers would apply for the mortgage with Skipton and arrange for the valuation and only if it was satisfactory would they ask their solicitor to proceed with the conveyancing in Twickenham Park.

Will commercial conveyancing searches disclose proposed roadworks that may impact a commercial estate in Twickenham Park?

Its becoming the norm that commercial conveyancing solicitors in Twickenham Park will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Twickenham Park. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Twickenham Park.

For each commercial conveyancing transaction in Twickenham Park it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could result in delays to Twickenham Park commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for residential conveyancing in Twickenham Park.

I have a 4 bedroom Victorian property in Twickenham Park. Conveyancing lawyer acted for me and Clydesdale. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the matching property. Is it worth asking Clydesdale to clarify?

You need to review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Twickenham Park and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing practitioner who carried out the work.

I am looking for a ground for flat up to £305k and identified one close by in Twickenham Park I like with a park and railway links nearby, the downside is that it's only got 52 years unexpired on the lease. There is not much else in Twickenham Park in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?

If you need a mortgage the shortness of the lease will likely be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.

Back In 2005, I bought a leasehold flat in Twickenham Park. Conveyancing and The Royal Bank of Scotland mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Twickenham Park who previously acted has long since retired. Any advice?

The first thing you should do is make enquiries of HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Twickenham Park conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

After months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Twickenham Park. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?

Absolutely. We can put you in touch with a Twickenham Park conveyancing firm who can help.

An example of a Lease Extension case for a Twickenham Park property is Flat 1 30 Ennismore Avenue in September 2010. the Tribunal adopted and arrived at a premium for the lease extension of £29, 900 This case affected 1 flat. The unexpired residue of the current lease was 68.34 years.