My brother-in-law has suggested I instruct a conveyancing solicitor in West Molesey. I I would like to check whether they are accepted on the Britannia conveyancing panel. Could you assist?

You should contact your lawyer and enquire if they can act for the bank. Otherwise you should get in touch with Britannia who may be able to help.

When it comes to lenders such as Co-operative, do West Molesey conveyancing practitioners incur a yearly amount to be on the list of approved solicitors?

We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.

We are getting a further advance on our home loan from Lloyds as we intend to carry out renovations to our property in West Molesey. Do we need to select a bricks and mortar West Molesey solicitor on the Lloyds conveyancing panel to handle the legals?

Lloyds do not ordinarily instruct a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds panel.

I have decided to exercise my right to buy my property in West Molesey off the council. I have a mortgage offer with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?

It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.

Various internet forums that I have visited warn that are the number one reason for obstruction in West Molesey conveyancing transactions. Is that correct?

The Council of Property Search Organisations (CoPSO) released conclusions of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of delays in the conveyancing process. Local searches are unlikely to feature in any delay in conveyancing in West Molesey.

Due to the encouragement of my in-laws I had a survey completed on a house in West Molesey prior to instructing lawyers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some banks will refuse to give a loan on a flying freehold home.

It depends who your proposed lender is. Santander has different instructions from Nationwide. Should you wish to call us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in West Molesey. Conveyancing will be smoother if you use a solicitor in West Molesey especially if they are familiar with such properties in West Molesey.

If all goes to plan we aim to complete the disposal of our £225,000 flat in West Molesey in six days. The freeholder has quoted £312 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in West Molesey?

For most leasehold sales in West Molesey conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing pre-exchange questions Where consent is required before sale in West Molesey Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for West Molesey leasehold property is £350. For West Molesey conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply the information.

I have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a West Molesey conveyancing firm to represent me?

Absolutely. We are happy to put you in touch with a West Molesey conveyancing firm who can help.

An example of a Lease Extension case for a West Molesey premises is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case related to 1 flat.